Dubai Golden Visa by property is the question most foreign buyers ask before they pick an apartment or a villa. Can a property purchase give you a 10-year residence permit? Yes, in principle. But the rules depend on the value, the way you paid, the project status and the paperwork.
This guide explains how the Dubai Golden Visa by property works in 2026, what counts and what does not. It follows the wording on official pages of the Dubai Land Department (DLD), the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) and Dubai’s residency authority (GDRFA). Where those pages differ, we say so. Sources disagree most on mortgages and off-plan units, so please verify before purchase.
This is general information, not legal advice. We checked the official pages on 12 October 2026, and rules and fees can change.
Table of Contents
- What Is the Dubai Golden Visa by Property?
- The AED 2 Million Threshold
- How the Property Value Is Counted
- Mortgaged Property and the Bank NOC
- Off-Plan Property and the Golden Visa
- Lien and Ownership Conditions
- Documents You Will Need
- How to Apply Step by Step
- Fees and Timeline
- Family Members and Benefits
- Common Mistakes to Avoid
- Frequently Asked Questions
What Is the Dubai Golden Visa by Property?
The Golden Visa is a long-term UAE residence permit. The ICP describes Golden Residency as ten years with automatic renewal. Real estate investors are one of the eligible groups.
A Dubai Golden Visa by property lets you live in the UAE as an owner, without an employer or a local sponsor. You do not need to live in Dubai full time to be an investor, but the rules for entering and staying can change. Ask the authority about your own case.
Two ideas matter from the start:
- It is a residence permit, not a citizenship. It gives you the right to live in the UAE for the permit period.
- It is tied to the property. With a Dubai Golden Visa by property, the permit can be affected if the conditions stop being met. Read the lien section below.
The Dubai Golden Visa by property is issued by the authorities, not by the developer or by an agent. Your agent can guide you. The decision is made by the government.
The AED 2 Million Threshold
The headline number is simple. Every official page we read uses AED 2,000,000 as the minimum for the Dubai Golden Visa by property.
- The ICP says the investor must own one or more properties in the UAE with a total value of at least AED 2,000,000.
- The DLD service page speaks of an investor who owns a property worth AED 2 million or more.
- The GDRFA page says a property or a group of properties with a total value of no less than AED 2 million.
The words “one or more” matter. The Dubai Golden Visa by property can be reached with a single unit or with several units that add up to the minimum. The DLD says the property must be wholly owned by the investor, in the applicant’s own name.
The GDRFA adds one more rule for shared ownership. If you own a share in a joint property, the value of your share must itself reach AED 2 million. A property worth AED 4 million held 50/50 by two buyers gives each of them AED 2 million. A property worth AED 3 million held 50/50 does not.
How the Property Value Is Counted
This is where buyers get confused. Is the AED 2 million measured by the price you paid, or by the current market value? The official pages do not use the same wording.
- The DLD service description refers to “the purchase value” of the property at the time of purchase.
- The DLD service terms refer to “the value of the property”.
- The GDRFA page says the value must be certified by a property status statement certificate issued by the DLD. It also says a valuation certificate may be accepted through valuation offices licensed by the DLD.
- The ICP service asks for a letter from the Real Estate Registration Department confirming ownership of property worth at least AED 2,000,000.
What does this mean for a Dubai Golden Visa by property in practice? Do not assume that a price of exactly AED 2,000,000 is enough, and do not assume a high valuation will rescue a lower price. Before you buy, ask the DLD or your lawyer which figure will be used in your case: the price in the sales agreement or a certified value.
Leave a margin. Fees, discounts and the way a price is split can change the number on paper. A purchase close to the line is a risk for the Dubai Golden Visa by property. A purchase clearly above it is safer.
Also note that, for the Dubai Golden Visa by property, the AED 2 million counts the property, not the extras. Registration fees, agent commission and service charges are costs on top. Our guide to property purchase conditions in Dubai in 2026 explains the main costs and steps of a purchase.
Mortgaged Property and the Bank NOC
Can you use a mortgage and still qualify for the Dubai Golden Visa by property? The official pages say a mortgaged property can be accepted. But they do not describe the conditions in the same words, and this is the point where broker blogs contradict each other.
Here is what each authority says:
- ICP: the property may be financed through a loan, provided the financing comes from an approved local bank.
- DLD: the property may be mortgaged. A no-objection letter from the bank is submitted. It states that the bank does not object to issuing a residence permit on the property, and it shows the paid amount and the balance. The DLD service description also mentions a bank letter indicating AED 2 million paid as proof.
- GDRFA: a mortgaged property is acceptable and includes all types of properties.
Notice the difference. One DLD sentence points to the amount you have paid. Another points to the total value of the property. The official pages we read do not set a down-payment percentage. Some broker articles quote percentages. We do not repeat them, because we could not confirm them on the official pages.
Before you rely on a mortgage for the Dubai Golden Visa by property:
- Confirm that your lender is an approved local bank.
- Ask the bank whether it will issue the no-objection letter (NOC) for a residence permit, and what it will state.
- Ask the DLD service centre whether your paid amount, your loan balance and the total value meet the rule for your case.
- Get the answer in writing, or from your lawyer, before you pay the deposit.
Our guide to buying property in Dubai shows where the mortgage step fits into a normal purchase.
Off-Plan Property and the Golden Visa
Off-plan means the building is not yet finished. Many investors want to know whether an off-plan unit counts for the Dubai Golden Visa by property.
The ICP is clear on one point. It lists off-plan units as a route: the investor must have purchased one or more off-plan units with a total value of at least AED 2,000,000. The purchase must be made from an approved local real estate company authorised by the competent local authority.
That sentence gives you two checks:
- The seller must be approved. Check that the developer and the project are registered and authorised.
- The total value must reach AED 2 million. This can be one unit or several units.
What the ICP wording does not tell us is how much of the price you must have paid at the application date. Broker blogs give different figures, and some say the answer depends on the project stage. We do not quote them. For an off-plan Dubai Golden Visa by property, ask the DLD or your lawyer what proof they will accept: usually a sales agreement, a payment statement from the developer and registration of the sale. Verify before purchase.
Off-plan buyers should also understand their schedule. Our article on Dubai off-plan payment plans explains instalments, escrow and handover terms in detail. A plan that spreads payments over several years can change when you can apply for a Dubai Golden Visa by property.
Lien and Ownership Conditions
The GDRFA page describes one condition that surprises many buyers. It says a lien must be placed on the property to ensure continuity of ownership throughout the validity of the Golden Residency, in line with Land Department procedures.
In simple terms, the property behind a Dubai Golden Visa by property is tied to the permit. You should expect limits on selling it while the permit relies on it. If you plan to sell, ask the DLD what is needed to release the lien and what happens to your permit.
Other ownership conditions to keep in mind:
- The property must be registered in your own name (ICP and DLD wording).
- Ownership in a company name is not covered by the pages we read. Ask before you buy through a company.
- All types of properties are accepted by the GDRFA wording, for example apartments, villas and townhouses. Check the rule for your property type.
- The ICP states that the investor and family members need valid health insurance cover throughout the permit period.
The lien and the mortgage can interact. A bank already holds a charge on a financed property. Ask both the bank and the DLD how the two will work together.
Documents You Will Need
The list for a Dubai Golden Visa by property is short, but each paper must be correct. For the Dubai Golden Visa by property, the DLD service page lists these documents:
- A passport.
- An e-certificate of title or title deed.
- A personal photo.
- Your UAE ID, if you have one.
- A copy of your current residence permit, if you have one.
The ICP service for a real estate investor entry permit lists a passport, a personal photo and a letter from the Real Estate Registration Department confirming ownership of property worth at least AED 2,000,000.
For a mortgaged unit, add the bank no-objection letter. For family members, the DLD lists extra papers, such as a certified marriage contract, certified birth certificates, health insurance, an IBAN number and a notarised no-objection letter from the father when the mother is the sponsor. Parents need a certified dependency certificate from the consulate.
The DLD notes that documents such as birth or marriage certificates and bank letters can be uploaded to its document storage space, the DLD Vault.
How to Apply Step by Step
The route to a Dubai Golden Visa by property can change, so use this as a map and confirm each step. Here is how the DLD describes the Dubai Golden Visa by property service:
- Visit the service centre. The customer goes to the DLD Golden Visa service channel.
- Submit and pay. You hand over the requirements and pay the fees.
- Take the medical examination. This is done at the centre.
- Receive the permit. The residence permit is sent to the applicant by email.
Two rules stand out. The DLD says the applicant must be inside the UAE. It also says only the applicant needs to attend. Escorts are not allowed to apply, and a representative cannot apply for you.
The ICP also runs a digital service for the real estate investor entry permit. It asks you to submit the application through your chosen channel, review the retrieved data and pay the fees. Which channel fits you depends on your location and status. Ask the authority before you travel.
If you do not yet live in the UAE, plan your trip around these rules. The requirement to be inside the country matters for the Dubai Golden Visa by property.
Fees and Timeline
The DLD service page lists the following for a 10-year Dubai Golden Visa by property. These are the figures shown on 12 October 2026. Always confirm the current amount.
- Medical examination: AED 700.
- Emirates ID (10 years): AED 1,153.
- Confirmation of residence permit (10 years): AED 2,856.75.
- DLD fees: AED 4,020.
- Administrative fees: AED 1,155.
- Total listed for the investor: AED 9,884.75.
For a family residence permit, the DLD lists AED 5,774.50, with AED 318.75 for opening the sponsorship file. Parents’ permits are listed at AED 5,774.50. The page adds AED 100 for each sponsored person. The listed service time is 7 to 10 business days.
The ICP service page shows its own fees of AED 100 each for application, issuance and smart services. Because two authorities list different fee tables, ask which one applies to your route.
These are the government costs of the Dubai Golden Visa by property. They are separate from the purchase costs of the property itself.
Family Members and Benefits
A Dubai Golden Visa by property can cover your family. The DLD says the spouse, children and parents can be sponsored. The ICP says residence permits can be obtained for spouses and children regardless of their age, and for parents. It also mentions the ability to sponsor domestic workers, following the rules.
The ICP adds one more point: if the sponsor dies, sponsored family members may stay for the validity of their permits.
A Dubai Golden Visa by property does not make you a tax-free investor automatically, and it does not give a right to work in every sector. For tax, banking or work questions, ask a licensed adviser. Our article on the role of residency policies in Dubai’s real estate market explains why residency rules matter to buyers and to the market.
Common Mistakes to Avoid
Most problems with a Dubai Golden Visa by property come from assumptions, not from the law. Avoid these:
- Buying at exactly AED 2 million. A small change in price or valuation can leave you under the line.
- Trusting a broker number on mortgages. Percentages vary between blogs. Ask the DLD.
- Ignoring the lien. It can limit a future sale. Plan your exit before you buy.
- Buying from an unapproved seller. The ICP wording for off-plan requires an approved company.
- Splitting ownership by accident. A joint title can drop your share below AED 2 million.
- Forgetting insurance. The ICP requires valid health cover for the investor and the family.
- Planning to apply by proxy. The DLD says the applicant attends in person.
Another source of confusion with a Dubai Golden Visa by property is the permit length. The ICP, the DLD and the GDRFA all describe a 10-year permit for real estate investors. The federal u.ae overview table lists 5 years for real estate investments. Where official pages differ, treat the direct service pages and the authority’s own answer as the final word.
Frequently Asked Questions About the Dubai Golden Visa by Property
What is the minimum property value for the Dubai Golden Visa by property?
Official pages from the ICP, the DLD and the GDRFA all use AED 2,000,000. The total can come from one property or several, owned in your own name. Confirm with the DLD whether the purchase price or a certified value is used in your case.
Can I get a Dubai Golden Visa by property with a mortgage?
The ICP, the DLD and the GDRFA accept mortgaged property. The ICP requires an approved local bank. The DLD asks for a bank no-objection letter showing the paid amount and the balance. Verify the exact rule with the DLD before you buy.
Do off-plan properties qualify for the Dubai Golden Visa by property?
The ICP lists off-plan units with a total value of at least AED 2,000,000 bought from an approved local real estate company. The official pages we read do not state the payment percentage required. Verify the proof the DLD will accept before purchase.
How long is the Dubai Golden Visa by property valid?
The ICP, the DLD and the GDRFA describe a 10-year renewable permit. The federal u.ae overview table lists 5 years for real estate investments. Because the pages differ, ask the authority which term applies to your application.
Can my family be included in the Dubai Golden Visa by property?
Yes. The DLD says a spouse, children and parents can be sponsored, and the ICP confirms permits for spouses, children and parents. Each person needs their own documents and health insurance, and extra fees apply per sponsored person.
What is the lien on a Dubai Golden Visa by property?
The GDRFA says a lien is placed on the property to keep ownership in place during the residency, under Land Department procedures. Ask the DLD how the lien affects a sale and how it is released.
How long does the application take?
The DLD service page lists 7 to 10 business days for the service. That does not include the time to collect your documents, a bank letter or a valuation. Plan extra time before your travel dates.
Do I have to be in the UAE to apply?
The DLD terms say the applicant must be inside the UAE and attend in person. A representative cannot apply for you. Check the current rules for your route before you book flights.
Plan Your Dubai Golden Visa by Property With Confidence
A Dubai Golden Visa by property can turn a purchase into long-term residence. But the details decide the result: value, financing, seller status, lien and papers. Verify each point with the DLD or a licensed lawyer before you commit money.
Want help choosing a property that fits the AED 2 million rule? Contact the MR Real Estate team and we will help you compare options and prepare your questions.
