To obtain a Dubai Golden Visa through property investment, you must own UAE real estate with a total value of at least AED 2,000,000 (USD 545,000), confirmed by a Dubai Land Department (DLD) title deed or a licensed valuation certificate. The application is made through the DLD or an authorised centre, and the General Directorate of Residency and Foreigners Affairs (GDRFA) issues a 10-year renewable Golden Residence Permit. Since a policy update dated 20 February 2026, there is no minimum down payment condition. Mortgaged and off-plan properties now qualify on their total registered value, regardless of how much of the price has been paid.
The property route is the most popular way to get Dubai's Golden Visa. Buy a qualifying home, and you unlock 10 years of renewable UAE residency for you and your family, with no employer sponsor and no forced minimum stay.
The old "pay 50% first" rule was scrapped — mortgaged and off-plan properties now qualify on their total registered value with no minimum down payment.
The DLD and GDRFA application steps were streamlined and connected, so clean files clear faster with fewer handoffs.
What is the Dubai Golden Visa?
The Dubai Golden Visa is a long-term residence permit that allows foreign nationals to live, work, study, and conduct business in the UAE without a local sponsor. For property investors, it takes the form of a 10-year renewable Golden Residence Permit tied to qualifying real estate.
The key difference from an ordinary residence visa is independence from an employer:
| Feature | Ordinary Residence Visa | Golden Visa (Property) |
|---|---|---|
| Basis | A job or company sponsor | The investor's property |
| Ends if | Employment ends | Renews while conditions are met |
| Duration | Usually 1 to 3 years | 10 years, renewable |
| Local Sponsor | Required | Not required |
Two authorities manage the process:
- The DLD registers the property and issues the title deed, valuation, and status certificates that confirm value and ownership.
- The GDRFA issues the 10-year residence permit, based on the property evidence and standard eligibility checks.
Top Benefits of the 10-Year UAE Residency for Real Estate Investors
The AED 2,000,000 threshold is higher than short-term investor visas, but the benefits are correspondingly stronger:
Minimum Property Investment Required for the Golden Visa
- The requirement relates to the total value on the DLD title deed or an official valuation, not the down payment or paid equity.
- If the property was purchased below AED 2,000,000 but its current market value has reached AED 2,000,000 or more, a DLD-certified valuation may be used.
- The GDRFA confirms value through a property status certificate or a licensed valuation certificate.
The 2026 Policy Change
A policy circular dated 20 February 2026 removed the requirement to have paid 50%, or a minimum of AED 1,000,000, of the property value before applying. The qualifying criterion is now the total registered value, regardless of mortgage status or payment schedule.
Because the property is the basis of the residency, the investment must be maintained. The permit renews only while the conditions continue to be met — so selling the qualifying property may affect future renewals.
Which Properties Can Qualify in Dubai for a Golden Visa?
A property qualifies when it meets all of the following conditions:
- ✓Value: A total of at least AED 2,000,000 on the DLD title deed or valuation.
- ✓Location: Must be in a DLD-recognised freehold area where foreign ownership is permitted. Leasehold property does not qualify.
- ✓Ownership: Registered in the applicant's own name.
- ✓Type: Apartments, villas, townhouses, and penthouses qualify, as do certain DLD-registered commercial units. Mortgaged property is accepted.
Joint Ownership Rules
Under the GDRFA rules, the applicant's individual share must reach AED 2,000,000 on its own — not merely the whole property. The DLD wording states that the value must be wholly owned in the investor's name. Because the two authorities word this differently, applicants with joint ownership — for example, with a business partner — should confirm their specific structure with both authorities before applying.
Can You Combine Multiple Properties to Meet the Threshold?
Yes. A single AED 2,000,000 property is not required for a Golden Visa application.
- Two or more properties may be combined to reach the total.
- Each property must be registered in the applicant's own name.
- There is no cap on the number of properties.
Example: Two apartments valued at AED 1,100,000 each combine to AED 2,200,000 and qualify — even though neither would qualify alone. The DLD issues title deeds covering all recognised units, and the GDRFA confirms the combined value.
Off-Plan vs. Ready Properties: Which Qualifies for Residency?
Both off-plan and ready (completed) properties can qualify for the 10-year Golden Visa, but they are documented differently.
| Point | Ready Property | Off-Plan Property |
|---|---|---|
| Proof of ownership | Title deed or eCertificate of Title | Registered Oqood certificate |
| Additional document | None specific | Developer statement of account may be required |
| Timing | Apply once registered and valued at AED 2M+ | Oqood registration: ~30–60 business days after first payment |
| 10-Year Golden Visa | ✅ Qualifies | ✅ Qualifies if AED 2M+ and Oqood registered |
| 2-Year Taskeen Visa | ✅ Qualifies | ❌ Does not qualify until handover and title deed |
Before February 2026, the requirement to pay 50% first excluded most off-plan buyers on payment plans. As eligibility is now based on total registered value, an off-plan buyer with a registered Oqood on a property valued at AED 2,000,000 or more may apply without waiting for handover.
Two conditions still apply:
- The valuation must reach AED 2,000,000. The change removed the payment barrier, not the value requirement.
- Off-plan does not qualify for the shorter two-year Taskeen visa until the unit is completed and a title deed is issued.
Ready (completed) properties are the most straightforward route. Once your property is DLD-registered and the title deed or eCertificate of Title is issued, you can apply immediately — provided the total value on the title deed or an official valuation reaches AED 2,000,000.
- Property registration takes approximately 1–2 weeks for ready units.
- Ready properties qualify for both the 10-year Golden Visa and the 2-year Taskeen visa.
- Mortgaged ready properties are accepted since February 2026.
Buying with a Mortgage: How It Impacts Your Visa Eligibility
✅ A mortgage no longer prevents eligibility. Since February 2026, the qualifying requirement is the total property value on the title deed or valuation, not the amount paid. There is no minimum down payment. If the DLD values the property at AED 2,000,000 or more, a mortgage does not affect eligibility.
Requirements for a Mortgaged Property
- ✓Bank No Objection Certificate (NOC): Confirms the bank does not object to the residence permit and states the paid and outstanding amounts.
- ✓Good Conduct Certificate: Issued in the Emirate of Dubai.
- ✓Temporary lien: The DLD may place a short electronic restriction on the property during processing to verify the investment. It does not prevent a later sale, though selling may affect future renewals.
Step-by-Step Guide to Applying for Your Property Investor Visa
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1
Confirm Eligibility
Verify that the property reaches AED 2,000,000 on the DLD value, and check whether ownership is individual or joint. If the property was bought below the threshold but the market value is now higher, arrange a DLD-certified valuation.
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2
Prepare and Register Documents
Ensure the property is registered, with a title deed for a ready unit or an Oqood for off-plan. Request the bank NOC early for a mortgaged property.
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3
Submit the Application
💻 Digital Channels (Website)- Log in to the smart services system through UAE Pass or username.
- Search for the service to be applied for.
- Fill in the application data, where applicable.
- Pay the service fee (if any).
🏢 Amer Service Center- Visit the nearest Amer Service Center.
- Get the automated turn ticket and wait.
- Submit the application that fulfils all conditions and documents to the customer service employee.
- Pay the service fee (if any).
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4
Complete the Medical and Biometrics
Undergo a medical fitness test and Emirates ID biometric registration. The biometric step is completed in person in Dubai.
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5
Receive the Golden Visa
With valid health insurance in place, the GDRFA issues the 10-year permit, linked to the Emirates ID.
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6
Sponsor Family Members
Once the primary visa and Emirates ID are active, apply for the family's 10-year permits.
Essential Documents Required for the Golden Visa Application
A complete file is the most important factor in a fast approval. The following are generally required:
- ✓Valid passport copy
- ✓Title deed or eCertificate of Title for the property or properties
- ✓Personal photo to the required specification
- ✓Emirates ID, if currently held
- ✓Current residence permit copy, if applicable
- ✓Bank NOC for a mortgaged property, stating paid and outstanding amounts
- ✓Good Conduct Certificate issued in Dubai
- ✓Oqood certificate and developer statement of account (for off-plan only)
- ✓DLD-certified valuation, where the current market value is used to reach AED 2,000,000
⚠️ Source-of-funds checks apply under anti-money-laundering rules. Large, unexplained deposits made shortly before an application may trigger additional review and delay. Applicants should keep consistent, documented records.
Where to Apply for UAE Golden Visa: DLD Cubes and Typing Centers
There are two official portals through which you can apply for a Golden Visa:
You can submit the application online, but for biometric verification, an in-person visit is needed. Several accredited channels are also available:
- DLD Golden Visa points: The Al Manara Centre (the "Cube") and the Dubai World Trade Centre process property-linked visas as a bundled service.
- Authorised service centres: One-stop offices that operate as DLD trustees and licensed Amer centres, some offering VIP or queue-free service.
- Amer centres: The authorised typing and government transaction centres that process residency paperwork for the GDRFA.
Top 7 Amer Centres in Dubai
| # | Centre | Address | Phone | Hours |
|---|---|---|---|---|
| 1 | AMER 247 | 17 A St – Al Khabaisi – Deira (Behind Abu Baker Al Siddique Metro Station) |
+971 4 230 0500 | Mon–Thu, Sat–Sun: 24 hours Fri: 12 AM–12 PM & 2:30 PM–12 AM |
| 2 | AMER Center Al Tawar | Building 8E – 155 Al Quds St – Al Twar – Dubai Airport Free Zone | +971 50 451 2311 | Mon–Thu, Sat–Sun: 8 AM–8 PM Fri: 8 AM–12:30 PM & 2–8 PM |
| 3 | AMER Al Barsha | Umm Suqeim St – Opp. Life Pharmacy – Al Barsha 2 | +971 4 344 9994 | Mon–Fri, Sun: 8 AM–8 PM Sat: Closed |
| 4 | AMER Al Quoz Mall (Bab Al Falah DCS) | Mall – 13C St – Al Quoz Industrial Area 3 | +971 4 380 6628 | Mon–Thu, Sat: 8 AM–8 PM Fri: 8 AM–12 PM & 2:30–8 PM Sun: Closed |
| 5 | AMER Centre Dubai – Main Branch | Amman St – Al Qusais Industrial Area 3 | +971 4 258 8800 | Mon–Thu, Sun: 9 AM–8 PM Fri: 9 AM–12 PM & 4–8 PM Sat: Closed |
| 6 | AMER Al Qusais (Al Taamul Al Thaki) | 296 Damascus St – Al Qusais Industrial Area | +971 4 607 3515 | Mon–Sat: 8 AM–8 PM Sun: Closed |
| 7 | AMER Services Al Karama | Zabeel Plaza – 20B St – Al Karama | +971 50 868 7421 | Mon–Thu, Sat: 8 AM–8 PM Fri: 8 AM–12:30 PM & 2–8 PM Sun: Closed |
How Long Does the Golden Visa Approval Process Take?
For a complete file, the process is efficient in 2026.
| Stage | Typical Time |
|---|---|
| Property registration (ready property) | About 1 to 2 weeks |
| Oqood registration (off-plan) | About 30 to 60 business days after first payment |
| Visa approval and issuance (complete file) | Often 2 to 4 weeks; premium service can be under 10 business days |
The main variable is documentation. A missing bank NOC, an unresolved valuation, or a source-of-funds query can extend a two-week process into a much longer one. Preparing documents in advance and confirming registration before submission gives the shortest timeline.
Once the visa is issued, renewals are simpler. The GDRFA provides digital tools, including an AI-assisted platform, to manage and renew residency.
How Much Does the Dubai Golden Visa Cost?
The visa itself is issued through the DLD and GDRFA as a bundled service. Government fees for the primary applicant generally fall in the range of AED 3,000 to AED 4,000, and the all-in cost, once the medical test, Emirates ID, and service charges are added, commonly falls between AED 5,000 and AED 10,000.
GDRFA Standard Charges for Golden Visa Application
| Fee Item | Amount (AED) |
|---|---|
| Residence permit fee | AED 1,100 |
| Knowledge Dirham | AED 10 |
| Innovation Dirham | AED 10 |
| Fee inside the country | AED 500 |
| Delivery | AED 20 |
Golden Visa Family Inclusion Rules
A single AED 2,000,000 investment covers the household — no additional property is required per dependent. The investor may sponsor:
- A spouse
- Children of any age (a notable advantage over ordinary residency)
- Parents, usually with a dependency certificate
- Domestic workers, per the regulations
How the Family Process Works
- Family applications are submitted after the primary visa and Emirates ID are active.
- Each dependent completes the same medical, Emirates ID, and permit steps, plus a file-opening fee.
Indicative Family Fees
| Item | Amount (AED) |
|---|---|
| 10-year residence permit per family member | Approx. AED 5,774.50 |
| Family sponsorship file opening | Approx. AED 318.75 |
| Additional fee per sponsored person | Approx. AED 100 |
If the primary holder passes away, family members may remain in the UAE until their own permits expire.
Golden Visa vs Other Property-Linked Residence Options in Dubai
Three property visas are frequently confused. They are not interchangeable.
| Feature | 10-Year Golden Visa | 5-Year Real Estate Residency | 2-Year Taskeen |
|---|---|---|---|
| Minimum value | AED 2,000,000 | Above AED 2,000,000 | None for sole owners; AED 400,000 per co-owner (Apr 2026) |
| Payment status | May be mortgaged; total value must reach AED 2M | Must be fully paid, no mortgage | Completed unit with title deed |
| Off-plan | ✅ Yes, if AED 2M+ and Oqood registered | ❌ No | ❌ No |
| Validity | 10 years, renewable | 5 years | 2 years, renewable |
| Golden Residence programme | ✅ Yes | ❌ No | ❌ No |
| 180-day absence rule | ✅ Exempt | ❌ Applies | ❌ Applies |
| Combine properties | ✅ Yes | ✅ Yes, if all paid and total exceeds AED 2M | ❌ No |
| Family sponsorship | Spouse, children any age, parents | Spouse and children | Spouse and children |
- Minimum: AED 2,000,000 total property value
- Mortgaged and off-plan properties accepted on total value
- 10 years, renewable — part of the Golden Residence Programme
- Exempt from the 180-day absence rule
- Sponsor spouse, children (any age), and parents
- Multiple properties can be combined to reach the threshold
- Minimum: Above AED 2,000,000 — more restrictive threshold
- Property must be fully paid — no mortgage allowed
- Off-plan does not qualify
- 5-year validity only
- 180-day absence rule applies
- Sponsor spouse and children only (no parents)
- Not part of the Golden Residence Programme
- Since April 2026: sole owners qualify with no minimum value
- Co-owners each need a registered share of at least AED 400,000
- Completed property with title deed required — off-plan does not qualify
- 2 years, renewable
- 180-day absence rule applies
- Sponsor spouse and children only (no parents)
- Not part of the Golden Residence Programme
Conclusion: Start Your Dubai Property Investment Journey Today
The Dubai Golden Visa through property investment is one of the strongest residency-by-investment routes available, and the 2026 updates have made it more accessible. The core requirement remains the same — AED 2,000,000 in qualifying real estate — but mortgaged and off-plan buyers now qualify for a Golden Visa application. With 10 years of renewable residency, exemption from the 180-day rule, broad family sponsorship, and a favourable tax environment, the case for the property route is clear.
The next step is to confirm that your property reaches the AED 2,000,000 threshold, is in a freehold zone, and is registered in your name. Speak with a RERA-licensed agent or an authorised person, verify your eligibility with the DLD or GDRFAD, and begin your application.
Frequently Asked Questions
To get a Golden Visa through property investment, own property — or a combination of properties — with a total value of at least AED 2,000,000, confirmed by a DLD title deed or a licensed valuation certificate. Apply through the DLD Golden Visa Investor eService or an authorised service centre. The DLD verifies your property, and the GDRFA issues the 10-year Golden Residence Permit once all conditions are met. Since February 2026, there has been no minimum down payment requirement, so mortgaged and off-plan units qualify based on total registered value.
The minimum property investment for the Golden Visa is AED 2,000,000, measured against the total value on the DLD title deed or an official valuation. This threshold applies to the 10-year Golden Visa and has been the standard since 2022. You can reach it with one property or several combined under your own name.
Yes, for the 10-year Golden Visa. An off-plan unit from a RERA-approved developer qualifies once its value reaches AED 2,000,000 and it is registered through the DLD's Oqood system. A sales contract alone is not enough, and a developer's statement of account may be requested. Off-plan does not qualify for the separate two-year Taskeen visa, which requires a completed property with an issued title deed.
Yes. Both the GDRFA and DLD accept mortgaged property, provided the total value on the title deed or valuation reaches AED 2,000,000. You need a bank No Objection Certificate confirming the bank does not object to the residence permit and stating the paid and outstanding amounts. Since February 2026, the qualifying criterion is total property value, not the amount paid, and there is no minimum down payment.
For a clean, complete file, the visa steps can be completed in days to a few weeks. Most applicants see the full journey land within two to four weeks once property registration is factored in, and premium processing can be faster. Off-plan timelines are driven mainly by Oqood registration, which can take around 30 to 60 business days after initial payment.
No. It is a 10-year renewable long-term residence permit, not lifetime permanent residency. In practice, it functions as a durable, near-permanent residency because it renews as long as you continue to meet the conditions. Still, you must maintain the qualifying investment to keep it.
Not for the 10-year Golden Visa, which requires AED 2,000,000. Under the updated Taskeen two-year investor route, a sole owner of any completed Dubai property may apply regardless of value, and co-owners each need a registered share of at least AED 400,000. That is a different, shorter permit with fewer benefits.
Each family member's 10-year residence permit is approximately AED 5,774.50, with a family sponsorship file-opening fee of around AED 318.75 and an additional charge of about AED 100 per sponsored person. These figures are indicative — confirm the current schedule with the DLD.
Two key changes were made in 2026. In February 2026, a federal policy circular removed the requirement for a 50% payment cap or a minimum of AED 1,000,000 of the property value upfront — so eligibility is now based on total registered value regardless of mortgage or payment schedule. In April 2026, Dubai streamlined and connected the DLD and GDRFA application channels, minimizing approval times for clean files. Separately, the two-year Taskeen visa's AED 750,000 minimum was removed for sole owners in April 2026.
