For many international buyers, the right property is the one that also secures long-term residency. Our Golden Visa through property service makes sure your purchase qualifies before you sign, then guides you and your family through the application in Dubai.
We are a property brokerage, not a government office or visa typing centre. Decisions belong to the Dubai Land Department (DLD), GDRFA Dubai and federal authorities. Our role is to get the property, the paperwork and the timing right.
Golden Visa through property: the eligibility check
The most expensive mistake is buying a property that falls just short. As of 2026, the official DLD and GDRFA pages set out these core conditions for the property investor route:
| Condition | What the rules say |
|---|---|
| Value | One or more Dubai properties worth AED 2 million or more |
| How value is shown | DLD records, a DLD property status statement or a valuation from a DLD-licensed valuer |
| Ownership | In your name. In joint ownership, your share must be worth AED 2 million or more |
| Mortgage | Allowed, with a bank no objection letter showing the amount paid and balance |
| Off-plan | Can qualify with a registered Oqood certificate, subject to DLD assessment |
| Lien | A lien is placed on the property for the permit's validity |
| Attendance | The applicant must be in the UAE and attend in person |
Before you commit, we check:
- Price versus valuation. If the price sits close to AED 2 million, we look at recent sales so a lower valuation does not leave you short.
- Ownership structure. Buying with a spouse, partner or company changes the maths. We map each person's share.
- Mortgage plans. We tell you what the bank letter must show and coordinate with our mortgage advisory team.
- Off-plan timing. If you prefer off-plan, we confirm the Oqood will be registered at a qualifying value and explain the extra uncertainty compared with a ready unit.
- Your exit plans. Because of the lien, you should not plan to sell during the permit's life.
Documents
For the investor, the DLD lists:
- Passport.
- Title deed or e-certificate of title (or Oqood for off-plan).
- Personal photo.
- Emirates ID and current residence permit, if you have them.
- Bank no objection letter if the property is mortgaged.
The process
Applications are made at approved DLD service centres, such as the Cube centres and listed registration trustee offices. The DLD service page describes four steps: visit a centre, submit documents and pay, complete the medical test on site, then receive the permit by email. It quotes 7 to 10 business days for processing.
The DLD lists the following fees for the investor's 10-year permit, as of 2026:
| Item | AED |
|---|---|
| Medical examination | 700 |
| Emirates ID | 1,153 |
| Residency confirmation | 2,856.75 |
| DLD fees | 4,020 |
| Administrative fees | 1,155 |
| Total | 9,884.75 |
Family
Golden Visa holders can sponsor family members. The DLD service covers spouse, children and parents. It lists a 10-year family residence permit at AED 5,774.50 per person, plus AED 318.75 to open the family sponsorship file. Parents need a certified dependency certificate from the consulate. Spouses and children need certified marriage and birth certificates and health insurance. Age rules for children can differ by category, so confirm with GDRFA.
Validity
The DLD route issues a 10-year renewable residence permit. The federal u.ae portal describes Golden Visas generally as valid for 5 or 10 years depending on category, so confirm the term that applies when you apply. Holders can stay outside the UAE for more than six months without losing residency.
For a full overview, read our Golden Visa hub and the guide to Golden Visa through property.
General information, not tax/legal advice. Speak to a qualified adviser in your country.
Frequently asked questions
How much property do I need for a Golden Visa in Dubai?
Property worth AED 2 million or more, in one or several Dubai properties. If you co-own, your own share must be worth at least AED 2 million.
Can I apply from outside the UAE?
You can prepare everything from abroad, but the Dubai Land Department's investor service requires the applicant to be inside the UAE and to attend in person. Representatives are not permitted for this step.
How much does the Golden Visa cost?
The DLD service page lists about AED 9,885 in total for the investor's 10-year permit, including medical, Emirates ID, residency and DLD fees. Family members are charged separately. Fees change, so confirm before applying.
Can I sell the property after getting the visa?
GDRFA conditions say a lien is placed on the property and it cannot be disposed of during the permit's validity. Speak to the DLD before any sale or transfer.
- Dubai Land Department: Request for Golden Visa (investor)
- GDRFA Dubai: Issuing a golden residence permit (investors)
- UAE Government portal (u.ae): Golden visa
- Gulf News: Way cleared for Dubai's off-plan buyers to get Golden Visas on Dh2m property
Last reviewed October 2026. General information, not financial, tax or legal advice.