{"id":2158,"date":"2026-08-06T09:56:58","date_gmt":"2026-08-06T09:56:58","guid":{"rendered":"https:\/\/firststonerealestate.com\/blogs\/?p=2158"},"modified":"2026-08-06T10:11:14","modified_gmt":"2026-08-06T10:11:14","slug":"how-to-get-a-dubai-golden-visa-through-property-investment","status":"publish","type":"post","link":"https:\/\/firststonerealestate.com\/blogs\/how-to-get-a-dubai-golden-visa-through-property-investment\/","title":{"rendered":"How to Get a Dubai Golden Visa Through Property Investment?"},"content":{"rendered":"\t\t
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\n\t\t\t\t\t\r\n\r\n\r\n \r\n \r\n\r\n \r\n Dubai Golden Visa Through Property Investment: 2026 Guide<\/title>\r\n <meta name=\"description\" content=\"Check how to apply for a Dubai Golden Visa through property investment and explore whether off-plan & mortgage qualify, fees, benefits and timeline.\">\r\n <meta name=\"robots\" content=\"index, follow\">\r\n <link rel=\"canonical\" href=\"https:\/\/firststonerealestate.com\/dubai-golden-visa-property-investment\/\">\r\n\r\n <!-- \u2550\u2550\u2550 OPEN GRAPH \u2550\u2550\u2550 -->\r\n <meta property=\"og:type\" content=\"article\">\r\n <meta property=\"og:url\" content=\"https:\/\/firststonerealestate.com\/dubai-golden-visa-property-investment\/\">\r\n <meta property=\"og:title\" content=\"Dubai Golden Visa Through Property Investment: 2026 Guide\">\r\n <meta property=\"og:description\" content=\"Check how to apply for a Dubai Golden Visa through property investment and explore whether off-plan & mortgage qualify, fees, benefits and timeline.\">\r\n <meta property=\"og:site_name\" content=\"First Stone Real Estate\">\r\n\r\n <!-- \u2550\u2550\u2550 TWITTER CARD \u2550\u2550\u2550 -->\r\n <meta name=\"twitter:card\" content=\"summary_large_image\">\r\n <meta name=\"twitter:title\" content=\"Dubai Golden Visa Through Property Investment: 2026 Guide\">\r\n <meta name=\"twitter:description\" content=\"Check how to apply for a Dubai Golden Visa through property investment and explore whether off-plan & mortgage qualify, fees, benefits and timeline.\">\r\n\r\n <!-- \u2550\u2550\u2550 ARTICLE META \u2550\u2550\u2550 -->\r\n <meta property=\"article:published_time\" content=\"2026-02-20\">\r\n <meta property=\"article:modified_time\" content=\"2026-08-06\">\r\n\r\n <!-- \u2550\u2550\u2550 POPPINS FONT \u2550\u2550\u2550 -->\r\n <link rel=\"preconnect\" href=\"https:\/\/fonts.googleapis.com\">\r\n <link rel=\"preconnect\" href=\"https:\/\/fonts.gstatic.com\" crossorigin>\r\n <link href=\"https:\/\/fonts.googleapis.com\/css2?family=Poppins:wght@300;400;500;600;700;800&display=swap\" rel=\"stylesheet\">\r\n\r\n <!-- \u2550\u2550\u2550 SCHEMA MARKUP \u2550\u2550\u2550 -->\r\n <script type=\"application\/ld+json\">\r\n {\r\n \"@context\": \"https:\/\/schema.org\",\r\n \"@graph\": [\r\n {\r\n \"@type\": \"BreadcrumbList\",\r\n \"itemListElement\": [\r\n { \"@type\": \"ListItem\", \"position\": 1, \"name\": \"Home\", \"item\": \"https:\/\/firststonerealestate.com\/\" },\r\n { \"@type\": \"ListItem\", \"position\": 2, \"name\": \"Dubai Golden Visa\", \"item\": \"https:\/\/firststonerealestate.com\/dubai-golden-visa\/\" },\r\n { \"@type\": \"ListItem\", \"position\": 3, \"name\": \"Golden Visa Through Property Investment\", \"item\": \"https:\/\/firststonerealestate.com\/dubai-golden-visa-property-investment\/\" }\r\n ]\r\n },\r\n {\r\n \"@type\": \"Article\",\r\n \"@id\": \"https:\/\/firststonerealestate.com\/dubai-golden-visa-property-investment\/#article\",\r\n \"headline\": \"Dubai Golden Visa Through Property Investment: 2026 Guide\",\r\n \"description\": \"Check how to apply for a Dubai Golden Visa through property investment and explore whether off-plan & mortgage qualify, fees, benefits and timeline.\",\r\n \"datePublished\": \"2026-02-20\",\r\n \"dateModified\": \"2026-08-06\",\r\n \"author\": { \"@type\": \"Organization\", \"name\": \"First Stone Real Estate\", \"url\": \"https:\/\/firststonerealestate.com\/\" },\r\n \"publisher\": { \"@type\": \"Organization\", \"name\": \"First Stone Real Estate\", \"url\": \"https:\/\/firststonerealestate.com\/\" },\r\n \"mainEntityOfPage\": { \"@type\": \"WebPage\", \"@id\": \"https:\/\/firststonerealestate.com\/dubai-golden-visa-property-investment\/\" }\r\n },\r\n {\r\n \"@type\": \"FAQPage\",\r\n \"mainEntity\": [\r\n {\r\n \"@type\": \"Question\",\r\n \"name\": \"How do I get a Dubai Golden Visa through property investment?\",\r\n \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"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.\" }\r\n },\r\n {\r\n \"@type\": \"Question\",\r\n \"name\": \"What is the minimum property investment required for the Golden Visa?\",\r\n \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"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.\" }\r\n },\r\n {\r\n \"@type\": \"Question\",\r\n \"name\": \"Can off-plan property qualify for the Golden Visa in Dubai?\",\r\n \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"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.\" }\r\n },\r\n {\r\n \"@type\": \"Question\",\r\n \"name\": \"Can I get a Dubai Golden Visa with a mortgaged property?\",\r\n \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"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.\" }\r\n },\r\n {\r\n \"@type\": \"Question\",\r\n \"name\": \"How long does Golden Visa approval take?\",\r\n \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"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.\" }\r\n },\r\n {\r\n \"@type\": \"Question\",\r\n \"name\": \"Is the Dubai Golden Visa permanent residency?\",\r\n \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"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.\" }\r\n },\r\n {\r\n \"@type\": \"Question\",\r\n \"name\": \"Is AED 750,000 in property enough for residency in Dubai?\",\r\n \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"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.\" }\r\n },\r\n {\r\n \"@type\": \"Question\",\r\n \"name\": \"What are the family sponsorship fees for the Golden Visa?\",\r\n \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"Each family member's 10-year residence permit is reported at 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, so confirm the current schedule with the DLD.\" }\r\n },\r\n {\r\n \"@type\": \"Question\",\r\n \"name\": \"What changed for Golden Visa property investors in 2026?\",\r\n \"acceptedAnswer\": { \"@type\": \"Answer\", \"text\": \"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.\" }\r\n }\r\n ]\r\n }\r\n ]\r\n }\r\n <\/script>\r\n\r\n <!-- \u2550\u2550\u2550 STYLES \u2550\u2550\u2550 -->\r\n <style>\r\n *, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }\r\n\r\n :root {\r\n --yellow: #E2BB2B;\r\n --yellow-bg: #fdf8e1;\r\n --yellow-mid: #f0d870;\r\n --black: #111111;\r\n --text: #1f1f1f;\r\n --muted: #555555;\r\n --surface: #f6f6f6;\r\n --border: #e3e3e3;\r\n --white: #ffffff;\r\n --r: 8px;\r\n --r-lg: 14px;\r\n }\r\n\r\n body {\r\n font-family: 'Poppins', sans-serif;\r\n font-size: 16px;\r\n line-height: 1.75;\r\n color: var(--text);\r\n background: transparent;\r\n }\r\n\r\n \/* \u2500\u2500 WRAPPER \u2500\u2500 *\/\r\n .gv-wrap {\r\n max-width: 900px;\r\n margin: 0 auto;\r\n padding: 0 20px 80px;\r\n }\r\n\r\n \/* \u2500\u2500 BREADCRUMB \u2500\u2500 *\/\r\n .breadcrumb {\r\n display: flex;\r\n flex-wrap: wrap;\r\n gap: 6px;\r\n align-items: center;\r\n font-size: 12.5px;\r\n color: var(--muted);\r\n padding: 24px 0 32px;\r\n }\r\n .breadcrumb a { color: var(--muted); 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}\r\n .check-dot {\r\n width: 22px;\r\n height: 22px;\r\n border-radius: 50%;\r\n background: var(--yellow);\r\n color: var(--black);\r\n font-size: 11px;\r\n font-weight: 800;\r\n display: flex;\r\n align-items: center;\r\n justify-content: center;\r\n flex-shrink: 0;\r\n margin-top: 2px;\r\n }\r\n\r\n \/* \u2500\u2500 STEPS \u2500\u2500 *\/\r\n .steps { list-style: none; padding: 0; margin: 22px 0 28px; }\r\n .step { display: flex; gap: 20px; margin-bottom: 28px; }\r\n .step-n {\r\n width: 46px;\r\n height: 46px;\r\n border-radius: 50%;\r\n background: var(--yellow);\r\n color: var(--black);\r\n font-weight: 800;\r\n font-size: 18px;\r\n display: flex;\r\n align-items: center;\r\n justify-content: center;\r\n flex-shrink: 0;\r\n }\r\n .step-body h4 { font-size: 15.5px; font-weight: 700; margin-bottom: 6px; }\r\n .step-body p { font-size: 14px; color: var(--muted); margin: 0; }\r\n .sub-steps { margin-top: 14px; display: flex; flex-direction: column; gap: 10px; }\r\n .sub-box { background: var(--surface); 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background: #ececec; }\r\n .tab-panel { display: none; padding: 22px 24px; }\r\n .tab-panel.active { display: block; }\r\n .tab-panel .tbl-wrap { margin: 0; border: none; }\r\n .tab-panel ul { margin: 0; }\r\n .tab-panel li { font-size: 14px; }\r\n\r\n \/* \u2500\u2500 FAQ \u2500\u2500 *\/\r\n .faq-list { margin: 20px 0 0; }\r\n .faq-item { border: 1px solid var(--border); border-radius: var(--r); margin-bottom: 10px; overflow: hidden; }\r\n .faq-q {\r\n width: 100%;\r\n text-align: left;\r\n background: none;\r\n border: none;\r\n padding: 17px 20px;\r\n font-family: 'Poppins', sans-serif;\r\n font-size: 14.5px;\r\n font-weight: 600;\r\n color: var(--black);\r\n cursor: pointer;\r\n display: flex;\r\n justify-content: space-between;\r\n align-items: center;\r\n gap: 16px;\r\n transition: background .2s;\r\n }\r\n .faq-q:hover { background: var(--yellow-bg); }\r\n .faq-q.open { background: var(--yellow); }\r\n .faq-icon {\r\n width: 26px;\r\n height: 26px;\r\n border-radius: 50%;\r\n background: var(--surface);\r\n display: flex;\r\n align-items: center;\r\n justify-content: center;\r\n font-size: 18px;\r\n font-weight: 800;\r\n flex-shrink: 0;\r\n transition: transform .3s, background .2s;\r\n line-height: 1;\r\n color: var(--black);\r\n }\r\n .faq-q.open .faq-icon { background: var(--black); color: var(--yellow); transform: rotate(45deg); }\r\n .faq-a { display: none; padding: 6px 22px 20px; font-size: 14px; color: var(--text); line-height: 1.75; }\r\n .faq-a.open { display: block; }\r\n .faq-a p { margin-bottom: 10px; }\r\n .faq-a p:last-child { margin: 0; }\r\n\r\n \/* \u2500\u2500 VISA TYPE BADGE \u2500\u2500 *\/\r\n .visa-badge {\r\n display: inline-flex;\r\n align-items: center;\r\n background: var(--yellow);\r\n color: var(--black);\r\n font-size: 11px;\r\n font-weight: 700;\r\n padding: 3px 10px;\r\n border-radius: 20px;\r\n letter-spacing: .5px;\r\n text-transform: uppercase;\r\n margin-bottom: 12px;\r\n }\r\n\r\n \/* \u2500\u2500 RESPONSIVE \u2500\u2500 *\/\r\n @media (max-width: 640px) {\r\n .benefits-grid { grid-template-columns: 1fr 1fr; }\r\n .step { flex-direction: row; }\r\n .update-row { flex-direction: column; gap: 6px; }\r\n h2 { margin-top: 40px; }\r\n }\r\n @media (max-width: 400px) {\r\n .benefits-grid { grid-template-columns: 1fr; }\r\n }\r\n <\/style>\r\n<\/head>\r\n<body>\r\n\r\n<div class=\"gv-wrap\">\r\n\r\n <!-- \u2500\u2500 BREADCRUMB \u2500\u2500 -->\r\n <nav aria-label=\"Breadcrumb\" class=\"breadcrumb\">\r\n <a href=\"\/\">Home<\/a>\r\n <span class=\"sep\">\u203a<\/span>\r\n <a href=\"\/dubai-golden-visa\/\">Dubai Golden Visa<\/a>\r\n <span class=\"sep\">\u203a<\/span>\r\n <span class=\"cur\">Property Investment Guide 2026<\/span>\r\n <\/nav>\r\n\r\n <!-- \u2500\u2500 QUICK ANSWER \u2500\u2500 -->\r\n <div class=\"quick-answer\">\r\n <div class=\"qa-badge\">\u26a1 Quick Answer<\/div>\r\n <p>\r\n To obtain a Dubai Golden Visa through property investment, you must own UAE real estate with a total value of at least <strong>AED 2,000,000 (USD 545,000)<\/strong>, 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 <strong>10-year renewable Golden Residence Permit<\/strong>. Since a policy update dated <strong>20 February 2026<\/strong>, 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.\r\n <\/p>\r\n <\/div>\r\n\r\n <!-- \u2500\u2500 TOC \u2500\u2500 -->\r\n <nav class=\"toc\" aria-label=\"Page contents\">\r\n <div class=\"toc-title\">\ud83d\udccb In This Guide<\/div>\r\n <ol>\r\n <li><a href=\"#what-is\">What is the Dubai Golden Visa?<\/a><\/li>\r\n <li><a href=\"#benefits\">Top Benefits of 10-Year UAE Residency<\/a><\/li>\r\n <li><a href=\"#minimum\">Minimum Property Investment Required<\/a><\/li>\r\n <li><a href=\"#policy-2026\">The 2026 Policy Change<\/a><\/li>\r\n <li><a href=\"#qualify\">Which Properties Can Qualify?<\/a><\/li>\r\n <li><a href=\"#offplan-vs-ready\">Off-Plan vs Ready Properties<\/a><\/li>\r\n <li><a href=\"#mortgage\">Buying with a Mortgage<\/a><\/li>\r\n <li><a href=\"#apply\">Step-by-Step Application Guide<\/a><\/li>\r\n <li><a href=\"#documents\">Essential Documents Required<\/a><\/li>\r\n <li><a href=\"#where\">Where to Apply<\/a><\/li>\r\n <li><a href=\"#timeline\">How Long Does Approval Take?<\/a><\/li>\r\n <li><a href=\"#cost\">How Much Does It Cost?<\/a><\/li>\r\n <li><a href=\"#family\">Family Inclusion Rules<\/a><\/li>\r\n <li><a href=\"#comparison\">Golden Visa vs Other Visas<\/a><\/li>\r\n <li><a href=\"#faq\">FAQs<\/a><\/li>\r\n <\/ol>\r\n <\/nav>\r\n\r\n <!-- \u2500\u2500 INTRO \u2500\u2500 -->\r\n <p>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.<\/p>\r\n\r\n <div class=\"updates-box\">\r\n <div class=\"box-label\">\ud83d\udd14 Key 2026 Updates<\/div>\r\n <div class=\"update-row\">\r\n <span class=\"update-pill\">Feb 2026<\/span>\r\n <p>The old \"pay 50% first\" rule was scrapped \u2014 mortgaged and off-plan properties now qualify on their total registered value with <strong>no minimum down payment<\/strong>.<\/p>\r\n <\/div>\r\n <div class=\"update-row\">\r\n <span class=\"update-pill\">Apr 2026<\/span>\r\n <p>The DLD and GDRFA application steps were streamlined and connected, so clean files clear faster with fewer handoffs.<\/p>\r\n <\/div>\r\n <\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- WHAT IS THE GOLDEN VISA -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"what-is\">What is the Dubai Golden Visa?<\/h2>\r\n <p>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 <strong>10-year renewable Golden Residence Permit<\/strong> tied to qualifying real estate.<\/p>\r\n <p>The key difference from an ordinary residence visa is independence from an employer:<\/p>\r\n\r\n <div class=\"tbl-wrap\">\r\n <table>\r\n <thead><tr><th>Feature<\/th><th>Ordinary Residence Visa<\/th><th>Golden Visa (Property)<\/th><\/tr><\/thead>\r\n <tbody>\r\n <tr><td>Basis<\/td><td>A job or company sponsor<\/td><td>The investor's property<\/td><\/tr>\r\n <tr><td>Ends if<\/td><td>Employment ends<\/td><td>Renews while conditions are met<\/td><\/tr>\r\n <tr><td>Duration<\/td><td>Usually 1 to 3 years<\/td><td>10 years, renewable<\/td><\/tr>\r\n <tr><td>Local Sponsor<\/td><td>Required<\/td><td>Not required<\/td><\/tr>\r\n <\/tbody>\r\n <\/table>\r\n <\/div>\r\n\r\n <p>Two authorities manage the process:<\/p>\r\n <ul>\r\n <li>The <strong>DLD<\/strong> registers the property and issues the title deed, valuation, and status certificates that confirm value and ownership.<\/li>\r\n <li>The <strong>GDRFA<\/strong> issues the 10-year residence permit, based on the property evidence and standard eligibility checks.<\/li>\r\n <\/ul>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- TOP BENEFITS -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"benefits\">Top Benefits of the 10-Year UAE Residency for Real Estate Investors<\/h2>\r\n <p>The AED 2,000,000 threshold is higher than short-term investor visas, but the benefits are correspondingly stronger:<\/p>\r\n\r\n <div class=\"benefits-grid\">\r\n <div class=\"benefit-card\">\r\n <div class=\"bc-icon\">\ud83d\udcc5<\/div>\r\n <div class=\"bc-title\">Long Duration<\/div>\r\n <div class=\"bc-text\">A 10-year, renewable permit provides a stable base to settle, educate children, and build a business.<\/div>\r\n <\/div>\r\n <div class=\"benefit-card\">\r\n <div class=\"bc-icon\">\u2708\ufe0f<\/div>\r\n <div class=\"bc-title\">Travel Flexibility<\/div>\r\n <div class=\"bc-text\">Holders are exempt from the 180-day rule. The permit stays valid even after six consecutive months outside the UAE.<\/div>\r\n <\/div>\r\n <div class=\"benefit-card\">\r\n <div class=\"bc-icon\">\ud83c\udfe2<\/div>\r\n <div class=\"bc-title\">No Employer Dependency<\/div>\r\n <div class=\"bc-text\">Residency rests on the property, not a job \u2014 full freedom to work, invest, or run a company.<\/div>\r\n <\/div>\r\n <div class=\"benefit-card\">\r\n <div class=\"bc-icon\">\ud83d\udcb0<\/div>\r\n <div class=\"bc-title\">Productive Asset<\/div>\r\n <div class=\"bc-text\">The qualifying property can generate rental income or appreciate in value while supporting the visa.<\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- MINIMUM INVESTMENT -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"minimum\">Minimum Property Investment Required for the Golden Visa<\/h2>\r\n\r\n <div class=\"amount-card\">\r\n <div class=\"big\">AED 2,000,000<\/div>\r\n <div class=\"sub\">Minimum Total Property Value \u2014 The Golden Visa Standard Since 2022<\/div>\r\n <\/div>\r\n\r\n <ul>\r\n <li>The requirement relates to the <strong>total value on the DLD title deed or an official valuation<\/strong>, not the down payment or paid equity.<\/li>\r\n <li>If the property was purchased below AED 2,000,000 but its current market value has reached AED 2,000,000 or more, a <strong>DLD-certified valuation<\/strong> may be used.<\/li>\r\n <li>The GDRFA confirms value through a property status certificate or a licensed valuation certificate.<\/li>\r\n <\/ul>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- 2026 POLICY CHANGE -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"policy-2026\">The 2026 Policy Change<\/h2>\r\n\r\n <div class=\"callout yellow-bg\">\r\n <p>A policy circular dated <strong>20 February 2026<\/strong> 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 <strong>total registered value<\/strong>, regardless of mortgage status or payment schedule.<\/p>\r\n <\/div>\r\n\r\n <p>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 \u2014 so selling the qualifying property may affect future renewals.<\/p>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- WHICH PROPERTIES QUALIFY -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"qualify\">Which Properties Can Qualify in Dubai for a Golden Visa?<\/h2>\r\n <p>A property qualifies when it meets all of the following conditions:<\/p>\r\n\r\n <ul class=\"checklist\">\r\n <li><span class=\"check-dot\">\u2713<\/span><div><strong>Value:<\/strong> A total of at least AED 2,000,000 on the DLD title deed or valuation.<\/div><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><div><strong>Location:<\/strong> Must be in a DLD-recognised freehold area where foreign ownership is permitted. Leasehold property does not qualify.<\/div><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><div><strong>Ownership:<\/strong> Registered in the applicant's own name.<\/div><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><div><strong>Type:<\/strong> Apartments, villas, townhouses, and penthouses qualify, as do certain DLD-registered commercial units. Mortgaged property is accepted.<\/div><\/li>\r\n <\/ul>\r\n\r\n <h3>Joint Ownership Rules<\/h3>\r\n <p>Under the GDRFA rules, the applicant's individual share must reach AED 2,000,000 on its own \u2014 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 \u2014 for example, with a business partner \u2014 should confirm their specific structure with both authorities before applying.<\/p>\r\n\r\n <h3>Can You Combine Multiple Properties to Meet the Threshold?<\/h3>\r\n <p><strong>Yes.<\/strong> A single AED 2,000,000 property is not required for a Golden Visa application.<\/p>\r\n <ul>\r\n <li>Two or more properties may be combined to reach the total.<\/li>\r\n <li>Each property must be registered in the applicant's own name.<\/li>\r\n <li>There is no cap on the number of properties.<\/li>\r\n <\/ul>\r\n <div class=\"callout\">\r\n <p><strong>Example:<\/strong> Two apartments valued at AED 1,100,000 each combine to AED 2,200,000 and qualify \u2014 even though neither would qualify alone. The DLD issues title deeds covering all recognised units, and the GDRFA confirms the combined value.<\/p>\r\n <\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- OFF-PLAN vs READY \u2014 TABS -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"offplan-vs-ready\">Off-Plan vs. Ready Properties: Which Qualifies for Residency?<\/h2>\r\n <p>Both off-plan and ready (completed) properties can qualify for the 10-year Golden Visa, but they are documented differently.<\/p>\r\n\r\n <div class=\"tabs\" id=\"tabs-prop\">\r\n <div class=\"tabs-nav\" role=\"tablist\" aria-label=\"Property type comparison\">\r\n <button class=\"tab-btn active\" role=\"tab\" aria-selected=\"true\" data-tab=\"tp-compare\">Side-by-Side Comparison<\/button>\r\n <button class=\"tab-btn\" role=\"tab\" aria-selected=\"false\" data-tab=\"tp-offplan\">Off-Plan Details<\/button>\r\n <button class=\"tab-btn\" role=\"tab\" aria-selected=\"false\" data-tab=\"tp-ready\">Ready Property Details<\/button>\r\n <\/div>\r\n\r\n <div id=\"tp-compare\" class=\"tab-panel active\" role=\"tabpanel\">\r\n <div class=\"tbl-wrap\">\r\n <table>\r\n <thead><tr><th>Point<\/th><th>Ready Property<\/th><th>Off-Plan Property<\/th><\/tr><\/thead>\r\n <tbody>\r\n <tr><td>Proof of ownership<\/td><td>Title deed or eCertificate of Title<\/td><td>Registered Oqood certificate<\/td><\/tr>\r\n <tr><td>Additional document<\/td><td>None specific<\/td><td>Developer statement of account may be required<\/td><\/tr>\r\n <tr><td>Timing<\/td><td>Apply once registered and valued at AED 2M+<\/td><td>Oqood registration: ~30\u201360 business days after first payment<\/td><\/tr>\r\n <tr><td>10-Year Golden Visa<\/td><td>\u2705 Qualifies<\/td><td>\u2705 Qualifies if AED 2M+ and Oqood registered<\/td><\/tr>\r\n <tr><td>2-Year Taskeen Visa<\/td><td>\u2705 Qualifies<\/td><td>\u274c Does not qualify until handover and title deed<\/td><\/tr>\r\n <\/tbody>\r\n <\/table>\r\n <\/div>\r\n <\/div>\r\n\r\n <div id=\"tp-offplan\" class=\"tab-panel\" role=\"tabpanel\">\r\n <p>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 <strong>without waiting for handover<\/strong>.<\/p>\r\n <p>Two conditions still apply:<\/p>\r\n <ul>\r\n <li>The valuation must reach AED 2,000,000. The change removed the payment barrier, not the value requirement.<\/li>\r\n <li>Off-plan does <strong>not<\/strong> qualify for the shorter two-year Taskeen visa until the unit is completed and a title deed is issued.<\/li>\r\n <\/ul>\r\n <\/div>\r\n\r\n <div id=\"tp-ready\" class=\"tab-panel\" role=\"tabpanel\">\r\n <p>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 \u2014 provided the total value on the title deed or an official valuation reaches AED 2,000,000.<\/p>\r\n <ul>\r\n <li>Property registration takes approximately <strong>1\u20132 weeks<\/strong> for ready units.<\/li>\r\n <li>Ready properties qualify for both the <strong>10-year Golden Visa<\/strong> and the <strong>2-year Taskeen visa<\/strong>.<\/li>\r\n <li>Mortgaged ready properties are accepted since February 2026.<\/li>\r\n <\/ul>\r\n <\/div>\r\n <\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- MORTGAGE -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"mortgage\">Buying with a Mortgage: How It Impacts Your Visa Eligibility<\/h2>\r\n\r\n <div class=\"callout yellow-bg\">\r\n <p>\u2705 <strong>A mortgage no longer prevents eligibility.<\/strong> Since February 2026, the qualifying requirement is the total property value on the title deed or valuation, not the amount paid. There is <strong>no minimum down payment<\/strong>. If the DLD values the property at AED 2,000,000 or more, a mortgage does not affect eligibility.<\/p>\r\n <\/div>\r\n\r\n <h3>Requirements for a Mortgaged Property<\/h3>\r\n <ul class=\"checklist\">\r\n <li><span class=\"check-dot\">\u2713<\/span><div><strong>Bank No Objection Certificate (NOC):<\/strong> Confirms the bank does not object to the residence permit and states the paid and outstanding amounts.<\/div><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><div><strong>Good Conduct Certificate:<\/strong> Issued in the Emirate of Dubai.<\/div><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><div><strong>Temporary lien:<\/strong> 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.<\/div><\/li>\r\n <\/ul>\r\n\r\n <div class=\"note\">\r\n <strong>Note:<\/strong> Several UAE banks now offer high loan-to-value mortgages aimed at buyers applying for residency. The change removed the payment barrier, not the value requirement \u2014 the property must still be worth a clear AED 2,000,000 to the DLD.\r\n <\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- STEP-BY-STEP APPLICATION -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"apply\">Step-by-Step Guide to Applying for Your Property Investor Visa<\/h2>\r\n\r\n <ol class=\"steps\">\r\n <li class=\"step\">\r\n <div class=\"step-n\">1<\/div>\r\n <div class=\"step-body\">\r\n <h4>Confirm Eligibility<\/h4>\r\n <p>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.<\/p>\r\n <\/div>\r\n <\/li>\r\n <li class=\"step\">\r\n <div class=\"step-n\">2<\/div>\r\n <div class=\"step-body\">\r\n <h4>Prepare and Register Documents<\/h4>\r\n <p>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.<\/p>\r\n <\/div>\r\n <\/li>\r\n <li class=\"step\">\r\n <div class=\"step-n\">3<\/div>\r\n <div class=\"step-body\">\r\n <h4>Submit the Application<\/h4>\r\n <div class=\"sub-steps\">\r\n <div class=\"sub-box\">\r\n <div class=\"sub-box-label\">\ud83d\udcbb Digital Channels (Website)<\/div>\r\n <ol>\r\n <li>Log in to the <a href=\"https:\/\/smartservices.icp.gov.ae\/echannels\/web\/client\/default.html#\/login\" target=\"_blank\" rel=\"noopener noreferrer\">smart services system<\/a> through UAE Pass or username.<\/li>\r\n <li>Search for the service to be applied for.<\/li>\r\n <li>Fill in the application data, where applicable.<\/li>\r\n <li>Pay the service fee (if any).<\/li>\r\n <\/ol>\r\n <\/div>\r\n <div class=\"sub-box\">\r\n <div class=\"sub-box-label\">\ud83c\udfe2 Amer Service Center<\/div>\r\n <ol>\r\n <li>Visit the nearest Amer Service Center.<\/li>\r\n <li>Get the automated turn ticket and wait.<\/li>\r\n <li>Submit the application that fulfils all conditions and documents to the customer service employee.<\/li>\r\n <li>Pay the service fee (if any).<\/li>\r\n <\/ol>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n <\/li>\r\n <li class=\"step\">\r\n <div class=\"step-n\">4<\/div>\r\n <div class=\"step-body\">\r\n <h4>Complete the Medical and Biometrics<\/h4>\r\n <p>Undergo a medical fitness test and Emirates ID biometric registration. The biometric step is completed in person in Dubai.<\/p>\r\n <\/div>\r\n <\/li>\r\n <li class=\"step\">\r\n <div class=\"step-n\">5<\/div>\r\n <div class=\"step-body\">\r\n <h4>Receive the Golden Visa<\/h4>\r\n <p>With valid health insurance in place, the GDRFA issues the 10-year permit, linked to the Emirates ID.<\/p>\r\n <\/div>\r\n <\/li>\r\n <li class=\"step\">\r\n <div class=\"step-n\">6<\/div>\r\n <div class=\"step-body\">\r\n <h4>Sponsor Family Members<\/h4>\r\n <p>Once the primary visa and Emirates ID are active, apply for the family's 10-year permits.<\/p>\r\n <\/div>\r\n <\/li>\r\n <\/ol>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- DOCUMENTS -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"documents\">Essential Documents Required for the Golden Visa Application<\/h2>\r\n <p>A complete file is the most important factor in a fast approval. The following are generally required:<\/p>\r\n\r\n <ul class=\"checklist\">\r\n <li><span class=\"check-dot\">\u2713<\/span><span>Valid passport copy<\/span><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><span>Title deed or eCertificate of Title for the property or properties<\/span><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><span>Personal photo to the required specification<\/span><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><span>Emirates ID, if currently held<\/span><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><span>Current residence permit copy, if applicable<\/span><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><span>Bank NOC for a mortgaged property, stating paid and outstanding amounts<\/span><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><span>Good Conduct Certificate issued in Dubai<\/span><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><span>Oqood certificate and developer statement of account (for off-plan only)<\/span><\/li>\r\n <li><span class=\"check-dot\">\u2713<\/span><span>DLD-certified valuation, where the current market value is used to reach AED 2,000,000<\/span><\/li>\r\n <\/ul>\r\n\r\n <div class=\"callout\">\r\n <p>\u26a0\ufe0f <strong>Source-of-funds checks apply<\/strong> 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.<\/p>\r\n <\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- WHERE TO APPLY -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"where\">Where to Apply for UAE Golden Visa: DLD Cubes and Typing Centers<\/h2>\r\n <p>There are two official portals through which you can apply for a Golden Visa:<\/p>\r\n <ul>\r\n <li><a href=\"https:\/\/smartservices.icp.gov.ae\/echannels\/web\/client\/default.html#\/login\" target=\"_blank\" rel=\"noopener noreferrer\">ICP Portal<\/a><\/li>\r\n <li><a href=\"https:\/\/gdrfad.gov.ae\/en\/services\/335969f4-8045-11ed-4fe5-0050569629e8\" target=\"_blank\" rel=\"noopener noreferrer\">GDRFAD<\/a><\/li>\r\n <\/ul>\r\n <p>You can submit the application online, but for biometric verification, an in-person visit is needed. Several accredited channels are also available:<\/p>\r\n <ul>\r\n <li><strong>DLD Golden Visa points:<\/strong> The Al Manara Centre (the \"Cube\") and the Dubai World Trade Centre process property-linked visas as a bundled service.<\/li>\r\n <li><strong>Authorised service centres:<\/strong> One-stop offices that operate as DLD trustees and licensed Amer centres, some offering VIP or queue-free service.<\/li>\r\n <li><strong>Amer centres:<\/strong> The authorised typing and government transaction centres that process residency paperwork for the GDRFA.<\/li>\r\n <\/ul>\r\n\r\n <h3>Top 7 Amer Centres in Dubai<\/h3>\r\n <div class=\"tbl-wrap\">\r\n <table>\r\n <thead>\r\n <tr><th>#<\/th><th>Centre<\/th><th>Address<\/th><th>Phone<\/th><th>Hours<\/th><\/tr>\r\n <\/thead>\r\n <tbody>\r\n <tr>\r\n <td>1<\/td>\r\n <td><a href=\"http:\/\/www.amer247.com\/\" target=\"_blank\" rel=\"noopener noreferrer\">AMER 247<\/a><\/td>\r\n <td>17 A St \u2013 Al Khabaisi \u2013 Deira<br>(Behind Abu Baker Al Siddique Metro Station)<\/td>\r\n <td>+971 4 230 0500<\/td>\r\n <td>Mon\u2013Thu, Sat\u2013Sun: 24 hours<br>Fri: 12 AM\u201312 PM & 2:30 PM\u201312 AM<\/td>\r\n <\/tr>\r\n <tr>\r\n <td>2<\/td>\r\n <td><a href=\"https:\/\/altwarcentre.ae\/amer.html\" target=\"_blank\" rel=\"noopener noreferrer\">AMER Center Al Tawar<\/a><\/td>\r\n <td>Building 8E \u2013 155 Al Quds St \u2013 Al Twar \u2013 Dubai Airport Free Zone<\/td>\r\n <td>+971 50 451 2311<\/td>\r\n <td>Mon\u2013Thu, Sat\u2013Sun: 8 AM\u20138 PM<br>Fri: 8 AM\u201312:30 PM & 2\u20138 PM<\/td>\r\n <\/tr>\r\n <tr>\r\n <td>3<\/td>\r\n <td><a href=\"https:\/\/www.ameralbarsha.com\/\" target=\"_blank\" rel=\"noopener noreferrer\">AMER Al Barsha<\/a><\/td>\r\n <td>Umm Suqeim St \u2013 Opp. Life Pharmacy \u2013 Al Barsha 2<\/td>\r\n <td>+971 4 344 9994<\/td>\r\n <td>Mon\u2013Fri, Sun: 8 AM\u20138 PM<br>Sat: Closed<\/td>\r\n <\/tr>\r\n <tr>\r\n <td>4<\/td>\r\n <td><a href=\"https:\/\/www.amerbabalfalah.com\/\" target=\"_blank\" rel=\"noopener noreferrer\">AMER Al Quoz Mall (Bab Al Falah DCS)<\/a><\/td>\r\n <td>Mall \u2013 13C St \u2013 Al Quoz Industrial Area 3<\/td>\r\n <td>+971 4 380 6628<\/td>\r\n <td>Mon\u2013Thu, Sat: 8 AM\u20138 PM<br>Fri: 8 AM\u201312 PM & 2:30\u20138 PM<br>Sun: Closed<\/td>\r\n <\/tr>\r\n <tr>\r\n <td>5<\/td>\r\n <td><a href=\"https:\/\/amercentre.ae\/\" target=\"_blank\" rel=\"noopener noreferrer\">AMER Centre Dubai \u2013 Main Branch<\/a><\/td>\r\n <td>Amman St \u2013 Al Qusais Industrial Area 3<\/td>\r\n <td>+971 4 258 8800<\/td>\r\n <td>Mon\u2013Thu, Sun: 9 AM\u20138 PM<br>Fri: 9 AM\u201312 PM & 4\u20138 PM<br>Sat: Closed<\/td>\r\n <\/tr>\r\n <tr>\r\n <td>6<\/td>\r\n <td><a href=\"https:\/\/ameralthaki.ae\/\" target=\"_blank\" rel=\"noopener noreferrer\">AMER Al Qusais (Al Taamul Al Thaki)<\/a><\/td>\r\n <td>296 Damascus St \u2013 Al Qusais Industrial Area<\/td>\r\n <td>+971 4 607 3515<\/td>\r\n <td>Mon\u2013Sat: 8 AM\u20138 PM<br>Sun: Closed<\/td>\r\n <\/tr>\r\n <tr>\r\n <td>7<\/td>\r\n <td><a href=\"https:\/\/www.mafamer.ae\/\" target=\"_blank\" rel=\"noopener noreferrer\">AMER Services Al Karama<\/a><\/td>\r\n <td>Zabeel Plaza \u2013 20B St \u2013 Al Karama<\/td>\r\n <td>+971 50 868 7421<\/td>\r\n <td>Mon\u2013Thu, Sat: 8 AM\u20138 PM<br>Fri: 8 AM\u201312:30 PM & 2\u20138 PM<br>Sun: Closed<\/td>\r\n <\/tr>\r\n <\/tbody>\r\n <\/table>\r\n <\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- TIMELINE -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"timeline\">How Long Does the Golden Visa Approval Process Take?<\/h2>\r\n <p>For a complete file, the process is efficient in 2026.<\/p>\r\n\r\n <div class=\"tbl-wrap\">\r\n <table>\r\n <thead><tr><th>Stage<\/th><th>Typical Time<\/th><\/tr><\/thead>\r\n <tbody>\r\n <tr><td>Property registration (ready property)<\/td><td>About 1 to 2 weeks<\/td><\/tr>\r\n <tr><td>Oqood registration (off-plan)<\/td><td>About 30 to 60 business days after first payment<\/td><\/tr>\r\n <tr><td>Visa approval and issuance (complete file)<\/td><td>Often 2 to 4 weeks; premium service can be under 10 business days<\/td><\/tr>\r\n <\/tbody>\r\n <\/table>\r\n <\/div>\r\n\r\n <div class=\"callout\">\r\n <p>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.<\/p>\r\n <\/div>\r\n <p>Once the visa is issued, renewals are simpler. The GDRFA provides digital tools, including an AI-assisted platform, to manage and renew residency.<\/p>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- COST -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"cost\">How Much Does the Dubai Golden Visa Cost?<\/h2>\r\n <p>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 <strong>AED 3,000 to AED 4,000<\/strong>, and the all-in cost, once the medical test, Emirates ID, and service charges are added, commonly falls between <strong>AED 5,000 and AED 10,000<\/strong>.<\/p>\r\n\r\n <h3>GDRFA Standard Charges for Golden Visa Application<\/h3>\r\n <div class=\"tbl-wrap\">\r\n <table>\r\n <thead><tr><th>Fee Item<\/th><th>Amount (AED)<\/th><\/tr><\/thead>\r\n <tbody>\r\n <tr><td>Residence permit fee<\/td><td>AED 1,100<\/td><\/tr>\r\n <tr><td>Knowledge Dirham<\/td><td>AED 10<\/td><\/tr>\r\n <tr><td>Innovation Dirham<\/td><td>AED 10<\/td><\/tr>\r\n <tr><td>Fee inside the country<\/td><td>AED 500<\/td><\/tr>\r\n <tr><td>Delivery<\/td><td>AED 20<\/td><\/tr>\r\n <\/tbody>\r\n <\/table>\r\n <\/div>\r\n <div class=\"note\"><strong>Note:<\/strong> The issuance fee increases by AED 100 annually whenever the residency is over two years.<\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- FAMILY -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"family\">Golden Visa Family Inclusion Rules<\/h2>\r\n <p>A single AED 2,000,000 investment covers the household \u2014 no additional property is required per dependent. The investor may sponsor:<\/p>\r\n <ul>\r\n <li>A spouse<\/li>\r\n <li>Children of any age (a notable advantage over ordinary residency)<\/li>\r\n <li>Parents, usually with a dependency certificate<\/li>\r\n <li>Domestic workers, per the regulations<\/li>\r\n <\/ul>\r\n\r\n <h3>How the Family Process Works<\/h3>\r\n <ul>\r\n <li>Family applications are submitted after the primary visa and Emirates ID are active.<\/li>\r\n <li>Each dependent completes the same medical, Emirates ID, and permit steps, plus a file-opening fee.<\/li>\r\n <\/ul>\r\n\r\n <h3>Indicative Family Fees<\/h3>\r\n <div class=\"tbl-wrap\">\r\n <table>\r\n <thead><tr><th>Item<\/th><th>Amount (AED)<\/th><\/tr><\/thead>\r\n <tbody>\r\n <tr><td>10-year residence permit per family member<\/td><td>Approx. AED 5,774.50<\/td><\/tr>\r\n <tr><td>Family sponsorship file opening<\/td><td>Approx. AED 318.75<\/td><\/tr>\r\n <tr><td>Additional fee per sponsored person<\/td><td>Approx. AED 100<\/td><\/tr>\r\n <\/tbody>\r\n <\/table>\r\n <\/div>\r\n <div class=\"callout\"><p>If the primary holder passes away, family members may remain in the UAE until their own permits expire.<\/p><\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- COMPARISON TABS -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"comparison\">Golden Visa vs Other Property-Linked Residence Options in Dubai<\/h2>\r\n <p>Three property visas are frequently confused. They are not interchangeable.<\/p>\r\n\r\n <div class=\"tabs\" id=\"tabs-visa\">\r\n <div class=\"tabs-nav\" role=\"tablist\" aria-label=\"Visa type comparison\">\r\n <button class=\"tab-btn active\" role=\"tab\" aria-selected=\"true\" data-tab=\"tv-all\">Full Comparison<\/button>\r\n <button class=\"tab-btn\" role=\"tab\" aria-selected=\"false\" data-tab=\"tv-golden\">10-Year Golden Visa<\/button>\r\n <button class=\"tab-btn\" role=\"tab\" aria-selected=\"false\" data-tab=\"tv-5yr\">5-Year Residency<\/button>\r\n <button class=\"tab-btn\" role=\"tab\" aria-selected=\"false\" data-tab=\"tv-taskeen\">2-Year Taskeen<\/button>\r\n <\/div>\r\n\r\n <div id=\"tv-all\" class=\"tab-panel active\" role=\"tabpanel\">\r\n <div class=\"tbl-wrap\">\r\n <table>\r\n <thead>\r\n <tr><th>Feature<\/th><th>10-Year Golden Visa<\/th><th>5-Year Real Estate Residency<\/th><th>2-Year Taskeen<\/th><\/tr>\r\n <\/thead>\r\n <tbody>\r\n <tr><td>Minimum value<\/td><td>AED 2,000,000<\/td><td>Above AED 2,000,000<\/td><td>None for sole owners; AED 400,000 per co-owner (Apr 2026)<\/td><\/tr>\r\n <tr><td>Payment status<\/td><td>May be mortgaged; total value must reach AED 2M<\/td><td>Must be fully paid, no mortgage<\/td><td>Completed unit with title deed<\/td><\/tr>\r\n <tr><td>Off-plan<\/td><td>\u2705 Yes, if AED 2M+ and Oqood registered<\/td><td>\u274c No<\/td><td>\u274c No<\/td><\/tr>\r\n <tr><td>Validity<\/td><td>10 years, renewable<\/td><td>5 years<\/td><td>2 years, renewable<\/td><\/tr>\r\n <tr><td>Golden Residence programme<\/td><td>\u2705 Yes<\/td><td>\u274c No<\/td><td>\u274c No<\/td><\/tr>\r\n <tr><td>180-day absence rule<\/td><td>\u2705 Exempt<\/td><td>\u274c Applies<\/td><td>\u274c Applies<\/td><\/tr>\r\n <tr><td>Combine properties<\/td><td>\u2705 Yes<\/td><td>\u2705 Yes, if all paid and total exceeds AED 2M<\/td><td>\u274c No<\/td><\/tr>\r\n <tr><td>Family sponsorship<\/td><td>Spouse, children any age, parents<\/td><td>Spouse and children<\/td><td>Spouse and children<\/td><\/tr>\r\n <\/tbody>\r\n <\/table>\r\n <\/div>\r\n <\/div>\r\n\r\n <div id=\"tv-golden\" class=\"tab-panel\" role=\"tabpanel\">\r\n <div class=\"visa-badge\">\u2b50 Recommended for Most Investors<\/div>\r\n <ul>\r\n <li>Minimum: <strong>AED 2,000,000<\/strong> total property value<\/li>\r\n <li>Mortgaged and off-plan properties accepted on total value<\/li>\r\n <li>10 years, renewable \u2014 part of the Golden Residence Programme<\/li>\r\n <li><strong>Exempt<\/strong> from the 180-day absence rule<\/li>\r\n <li>Sponsor spouse, children (any age), and parents<\/li>\r\n <li>Multiple properties can be combined to reach the threshold<\/li>\r\n <\/ul>\r\n <\/div>\r\n\r\n <div id=\"tv-5yr\" class=\"tab-panel\" role=\"tabpanel\">\r\n <ul>\r\n <li>Minimum: <strong>Above AED 2,000,000<\/strong> \u2014 more restrictive threshold<\/li>\r\n <li>Property must be <strong>fully paid \u2014 no mortgage allowed<\/strong><\/li>\r\n <li>Off-plan does not qualify<\/li>\r\n <li>5-year validity only<\/li>\r\n <li>180-day absence rule applies<\/li>\r\n <li>Sponsor spouse and children only (no parents)<\/li>\r\n <li>Not part of the Golden Residence Programme<\/li>\r\n <\/ul>\r\n <\/div>\r\n\r\n <div id=\"tv-taskeen\" class=\"tab-panel\" role=\"tabpanel\">\r\n <ul>\r\n <li>Since April 2026: sole owners qualify with <strong>no minimum value<\/strong><\/li>\r\n <li>Co-owners each need a registered share of <strong>at least AED 400,000<\/strong><\/li>\r\n <li>Completed property with title deed required \u2014 off-plan does not qualify<\/li>\r\n <li>2 years, renewable<\/li>\r\n <li>180-day absence rule applies<\/li>\r\n <li>Sponsor spouse and children only (no parents)<\/li>\r\n <li>Not part of the Golden Residence Programme<\/li>\r\n <\/ul>\r\n <\/div>\r\n <\/div>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- CONCLUSION -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"conclusion\">Conclusion: Start Your Dubai Property Investment Journey Today<\/h2>\r\n <p>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 \u2014 AED 2,000,000 in qualifying real estate \u2014 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.<\/p>\r\n <p>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 <a href=\"https:\/\/gdrfad.gov.ae\/en\/services\/335969f4-8045-11ed-4fe5-0050569629e8\" target=\"_blank\" rel=\"noopener noreferrer\">GDRFAD<\/a>, and begin your application.<\/p>\r\n\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <!-- FAQ ACCORDION -->\r\n <!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n <h2 id=\"faq\">Frequently Asked Questions<\/h2>\r\n\r\n <div class=\"faq-list\">\r\n\r\n <div class=\"faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\r\n <button class=\"faq-q\" aria-expanded=\"false\" onclick=\"toggleFaq(this)\">\r\n <span itemprop=\"name\">How do I get a Dubai Golden Visa through property investment?<\/span>\r\n <span class=\"faq-icon\" aria-hidden=\"true\">+<\/span>\r\n <\/button>\r\n <div class=\"faq-a\" itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\">\r\n <div itemprop=\"text\">\r\n <p>To get a Golden Visa through property investment, own property \u2014 or a combination of properties \u2014 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.<\/p>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <div class=\"faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\r\n <button class=\"faq-q\" aria-expanded=\"false\" onclick=\"toggleFaq(this)\">\r\n <span itemprop=\"name\">What is the minimum property investment required for the Golden Visa?<\/span>\r\n <span class=\"faq-icon\" aria-hidden=\"true\">+<\/span>\r\n <\/button>\r\n <div class=\"faq-a\" itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\">\r\n <div itemprop=\"text\">\r\n <p>The minimum property investment for the Golden Visa is <strong>AED 2,000,000<\/strong>, 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.<\/p>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <div class=\"faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\r\n <button class=\"faq-q\" aria-expanded=\"false\" onclick=\"toggleFaq(this)\">\r\n <span itemprop=\"name\">Can off-plan property qualify for the Golden Visa in Dubai?<\/span>\r\n <span class=\"faq-icon\" aria-hidden=\"true\">+<\/span>\r\n <\/button>\r\n <div class=\"faq-a\" itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\">\r\n <div itemprop=\"text\">\r\n <p>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 <strong>not<\/strong> qualify for the separate two-year Taskeen visa, which requires a completed property with an issued title deed.<\/p>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <div class=\"faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\r\n <button class=\"faq-q\" aria-expanded=\"false\" onclick=\"toggleFaq(this)\">\r\n <span itemprop=\"name\">Can I get a Dubai Golden Visa with a mortgaged property?<\/span>\r\n <span class=\"faq-icon\" aria-hidden=\"true\">+<\/span>\r\n <\/button>\r\n <div class=\"faq-a\" itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\">\r\n <div itemprop=\"text\">\r\n <p>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.<\/p>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <div class=\"faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\r\n <button class=\"faq-q\" aria-expanded=\"false\" onclick=\"toggleFaq(this)\">\r\n <span itemprop=\"name\">How long does Golden Visa approval take?<\/span>\r\n <span class=\"faq-icon\" aria-hidden=\"true\">+<\/span>\r\n <\/button>\r\n <div class=\"faq-a\" itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\">\r\n <div itemprop=\"text\">\r\n <p>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 <strong>two to four weeks<\/strong> 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.<\/p>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <div class=\"faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\r\n <button class=\"faq-q\" aria-expanded=\"false\" onclick=\"toggleFaq(this)\">\r\n <span itemprop=\"name\">Is the Dubai Golden Visa permanent residency?<\/span>\r\n <span class=\"faq-icon\" aria-hidden=\"true\">+<\/span>\r\n <\/button>\r\n <div class=\"faq-a\" itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\">\r\n <div itemprop=\"text\">\r\n <p>No. It is a <strong>10-year renewable long-term residence permit<\/strong>, 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.<\/p>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <div class=\"faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\r\n <button class=\"faq-q\" aria-expanded=\"false\" onclick=\"toggleFaq(this)\">\r\n <span itemprop=\"name\">Is AED 750,000 in property enough for residency in Dubai?<\/span>\r\n <span class=\"faq-icon\" aria-hidden=\"true\">+<\/span>\r\n <\/button>\r\n <div class=\"faq-a\" itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\">\r\n <div itemprop=\"text\">\r\n <p>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.<\/p>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <div class=\"faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\r\n <button class=\"faq-q\" aria-expanded=\"false\" onclick=\"toggleFaq(this)\">\r\n <span itemprop=\"name\">What are the family sponsorship fees for the Golden Visa?<\/span>\r\n <span class=\"faq-icon\" aria-hidden=\"true\">+<\/span>\r\n <\/button>\r\n <div class=\"faq-a\" itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\">\r\n <div itemprop=\"text\">\r\n <p>Each family member's 10-year residence permit is approximately <strong>AED 5,774.50<\/strong>, with a family sponsorship file-opening fee of around <strong>AED 318.75<\/strong> and an additional charge of about <strong>AED 100<\/strong> per sponsored person. These figures are indicative \u2014 confirm the current schedule with the DLD.<\/p>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <div class=\"faq-item\" itemscope itemprop=\"mainEntity\" itemtype=\"https:\/\/schema.org\/Question\">\r\n <button class=\"faq-q\" aria-expanded=\"false\" onclick=\"toggleFaq(this)\">\r\n <span itemprop=\"name\">What changed for Golden Visa property investors in 2026?<\/span>\r\n <span class=\"faq-icon\" aria-hidden=\"true\">+<\/span>\r\n <\/button>\r\n <div class=\"faq-a\" itemscope itemprop=\"acceptedAnswer\" itemtype=\"https:\/\/schema.org\/Answer\">\r\n <div itemprop=\"text\">\r\n <p>Two key changes were made in 2026. In <strong>February 2026<\/strong>, 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 \u2014 so eligibility is now based on total registered value regardless of mortgage or payment schedule. In <strong>April 2026<\/strong>, 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.<\/p>\r\n <\/div>\r\n <\/div>\r\n <\/div>\r\n\r\n <\/div><!-- \/faq-list -->\r\n\r\n<\/div><!-- \/gv-wrap -->\r\n\r\n<!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n<!-- JAVASCRIPT -->\r\n<!-- \u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550\u2550 -->\r\n<script>\r\n \/* \u2500\u2500 TABS \u2500\u2500 *\/\r\n document.querySelectorAll('.tabs').forEach(function(container) {\r\n container.querySelectorAll('.tab-btn').forEach(function(btn) {\r\n btn.addEventListener('click', function() {\r\n var targetId = this.dataset.tab;\r\n var allBtns = container.querySelectorAll('.tab-btn');\r\n var allPanels = container.querySelectorAll('.tab-panel');\r\n\r\n allBtns.forEach(function(b) {\r\n b.classList.remove('active');\r\n b.setAttribute('aria-selected', 'false');\r\n });\r\n allPanels.forEach(function(p) { p.classList.remove('active'); });\r\n\r\n this.classList.add('active');\r\n this.setAttribute('aria-selected', 'true');\r\n var target = container.querySelector('#' + targetId);\r\n if (target) target.classList.add('active');\r\n });\r\n });\r\n });\r\n\r\n \/* \u2500\u2500 FAQ ACCORDION \u2500\u2500 *\/\r\n function toggleFaq(btn) {\r\n var answer = btn.nextElementSibling;\r\n var isOpen = btn.classList.contains('open');\r\n\r\n \/* close all *\/\r\n document.querySelectorAll('.faq-q').forEach(function(q) {\r\n q.classList.remove('open');\r\n q.setAttribute('aria-expanded', 'false');\r\n var a = q.nextElementSibling;\r\n if (a) a.classList.remove('open');\r\n });\r\n\r\n \/* open clicked if it was closed *\/\r\n if (!isOpen) {\r\n btn.classList.add('open');\r\n btn.setAttribute('aria-expanded', 'true');\r\n answer.classList.add('open');\r\n }\r\n }\r\n<\/script>\r\n\r\n<\/body>\r\n<\/html>\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Dubai Golden Visa Through Property Investment: 2026 Guide Home \u203a Dubai Golden Visa \u203a Property Investment Guide 2026 \u26a1 Quick Answer 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. \ud83d\udccb In This Guide What is the Dubai Golden Visa? Top Benefits of 10-Year UAE Residency Minimum Property Investment Required The 2026 Policy Change Which Properties Can Qualify? Off-Plan vs Ready Properties Buying with a Mortgage Step-by-Step Application Guide Essential Documents Required Where to Apply How Long Does Approval Take? How Much Does It Cost? Family Inclusion Rules Golden Visa vs Other Visas FAQs 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. \ud83d\udd14 Key 2026 Updates Feb 2026 The old “pay 50% first” rule was scrapped \u2014 mortgaged and off-plan properties now qualify on their total registered value with no minimum down payment. Apr 2026 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: \ud83d\udcc5 Long Duration A 10-year, renewable permit provides a stable base to settle, educate children, and build a business. \u2708\ufe0f Travel Flexibility Holders are exempt from the 180-day rule. The permit stays valid even after six consecutive months outside the UAE. \ud83c\udfe2 No Employer Dependency Residency rests on the property, not a job \u2014 full freedom to work, invest, or run a company. \ud83d\udcb0 Productive Asset The qualifying property can generate rental income or appreciate in value while supporting the visa. Minimum Property Investment Required for the Golden Visa AED 2,000,000 Minimum Total Property Value \u2014 The Golden Visa Standard Since 2022 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 \u2014 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: \u2713Value: A total of at least AED 2,000,000 on the DLD title deed or valuation. \u2713Location: Must be in a DLD-recognised freehold area where foreign ownership is permitted. Leasehold property does not qualify. \u2713Ownership: Registered in the applicant’s own name. \u2713Type: 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 \u2014 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 \u2014 for example, with a business partner \u2014 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 \u2014 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. Side-by-Side Comparison Off-Plan Details Ready Property Details 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<\/p>\n","protected":false},"author":2,"featured_media":2160,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[],"class_list":["post-2158","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-blog"],"aioseo_notices":[],"_links":{"self":[{"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/posts\/2158","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/comments?post=2158"}],"version-history":[{"count":4,"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/posts\/2158\/revisions"}],"predecessor-version":[{"id":2163,"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/posts\/2158\/revisions\/2163"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/media\/2160"}],"wp:attachment":[{"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/media?parent=2158"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/categories?post=2158"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/firststonerealestate.com\/blogs\/wp-json\/wp\/v2\/tags?post=2158"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}