Golden Visa through property in Dubai: 2026 conditions

The short answer

You can obtain a UAE Golden Visa (Golden Residency) as a real estate investor if you own one or more properties in the UAE with a total value of at least AED 2,000,000. According to ICP, GDRFA Dubai and Dubai Land Department (DLD), the residency is issued for 10 years and is renewable, and the holder can sponsor a spouse, children and parents. Off-plan properties also qualify if bought from an approved local developer. Below are the conditions point by point as of October 2026.

Core conditions for a real estate investor

• Value. One or more properties in the UAE with a total value of at least AED 2,000,000, registered in the applicant's name (ICP, GDRFA). DLD specifies a purchase value equal to or above AED 2 million at the time of purchase.
• Proof of value. GDRFA Dubai states the value is certified by a property status statement issued by DLD; a valuation certificate from DLD-licensed offices may also be accepted.
• Property type. According to GDRFA, all types of property are included.
• Lien for the visa term. A lien is placed on the property to ensure ownership continues throughout the Golden Residency; the property may not be disposed of during the 10-year period (GDRFA).
• Health insurance. ICP requires comprehensive, valid health insurance for the investor and family members throughout the residency.

Does an off-plan property qualify?

Yes. ICP's guide states that an investor may have purchased one or more off-plan units with a total value of at least AED 2,000,000, provided the purchase is made from an approved local real estate company authorised by the competent local authority. In Dubai, DLD publishes the list of approved developers (the Licensed Developers service). Which off-plan documents are accepted at application — for example the Oqood registration certificate and proof of the amount paid — is determined by DLD and GDRFA when reviewing the application, so confirm them before applying.

You can browse projects from AED 2 million in the Golden Visa eligible selection. A project appearing there only means its price meets the threshold — the visa decision is made by the authorities.

Mortgages and joint ownership

Mortgage. ICP allows the property to be financed by a loan obtained from an approved local bank. GDRFA Dubai also states that mortgaged property is acceptable. DLD requires a no-objection letter from the bank for issuing residency on the property, showing the amount paid and the balance; DLD's service description refers to a bank letter confirming AED 2 million paid. How the paid portion is assessed in your case is confirmed at application.

Joint ownership. Under GDRFA Dubai rules, if you own a share in a jointly owned property, the value of your share must be at least AED 2 million. In other words, a couple sharing a AED 2 million property do not get two visas on that basis; the Golden Visa holder can, however, sponsor a spouse as a family member.

Family, domestic workers and validity

• Validity: 10 years, renewable if the conditions continue to be met (ICP, GDRFA, DLD). ICP mentions automatic renewal.
• Family: ICP lists residence permits for spouses and children regardless of age, as well as parents. DLD also names spouse, children and parents.
• Domestic workers: may be sponsored under the applicable rules (ICP).
• Living outside the UAE: according to GDRFA Dubai, Golden Residence holders are exempt from the 180-day rule — the residency is void only if it expires while the holder is abroad.
• If the sponsor dies, family members may stay in the UAE until their permits expire (ICP).

An important caveat: the general u.ae portal summary lists 5 years for real estate investments, while the dedicated ICP, GDRFA Dubai and DLD pages state 10 years. The actual term is fixed in the permit issued — confirm it at application.

Where to apply and what it costs

In Dubai you apply through DLD's "Golden Visa application — Investor" service (at a service centre) or through GDRFA Dubai. DLD's terms require the applicant to be inside the UAE. If you are abroad, ICP grants eligible applicants a six-month multiple-entry entry visa, renewable for another six months, to complete the procedure. DLD lists a processing time of 7–10 business days.

Government fees published by DLD for the investor's 10-year permit (as of October 2026):

For family members DLD lists separately: a 10-year permit at AED 5,774.50 per person and a sponsorship file opening at AED 318.75; for parents, AED 5,774.50. Fees may change; the final amount is confirmed at payment.

Documents

1. Passport.
2. e-Certificate of Title (Title Deed) or another ownership document accepted by DLD.
3. A photo meeting ICP requirements.
4. Emirates ID and current residence permit, if any.
5. For a mortgaged property, the bank's no-objection letter showing the amount paid and the balance.
6. For family: certified marriage and birth certificates, health insurance; for parents, a certified dependency certificate from the consulate (DLD).

Step by step: from purchase to visa

1. Choose one or more properties totalling at least AED 2,000,000 from a developer on DLD's Licensed Developers list.
2. Sign the SPA and make sure the sale is registered with DLD (for off-plan, in Oqood).
3. If you buy with a mortgage, ask the bank in advance for a no-objection letter showing the amount paid and the balance.
4. Arrange health insurance for yourself and your family members.
5. Apply through DLD or GDRFA Dubai while in the UAE, or obtain the ICP entry visa to complete the procedure.
6. Complete the medical test and Emirates ID biometrics, then apply for your family members' residency.

What to consider before buying

• The threshold is based on the total value of properties in your name, not on the down payment.
• You cannot sell the property during the visa term without losing the basis for it.
• The conditions are set by the government and may change; check the current ICP, GDRFA and DLD pages before a transaction.
• For the purchase steps, see our buying guide; for costs, see the article on transaction costs.