Facts checked on October 18, 2026
What is the Dubai Golden Visa?
The Golden Visa is a long-term residence permit. For property investors it runs for ten years and can be renewed as long as you still meet the conditions.
You do not need an employer or other sponsor. You may live, work, study and invest in the UAE.
Dubai Golden Visa property requirements
The Dubai and federal authorities state the same core rules. The details on shared ownership and mortgages deserve the most attention.
- One or more UAE properties worth at least AED 2 million in total, in your name.
- For a jointly owned property, your own share must be worth at least AED 2 million.
- Off-plan counts if bought from an approved local developer.
- A mortgage is allowed, but only with an approved local bank and with a no-objection letter from that bank.
- The value is certified by a Dubai Land Department property status statement.
- A lien is placed on the property so that you remain the owner while the permit runs.
- You and your family members need valid health insurance.
Bringing your family
A Golden Visa lets you sponsor your spouse, children of any age and your parents. You can also sponsor domestic workers under the applicable rules.
For your family you need, among other things, a certified marriage certificate, certified birth certificates and health insurance. If the holder dies, family members may stay until their permits expire.
How to apply and what it costs
Property investors apply through the Dubai Land Department. You must be in the UAE and attend in person, and representatives are not allowed.
If you are abroad, you can get a six-month multiple-entry visa to complete the application. The Dubai Land Department gives a processing time of 7 to 10 working days.
- Documents: passport, title deed, photo, and your Emirates ID and current residence permit if you have them.
- Investor fees: AED 9,884.75 in total, including the medical test and Emirates ID.
- Each family member: AED 5,774.50, plus a one-off AED 318.75 to open the family file.
- Figures as listed by the Dubai Land Department in October 2026. Check them shortly before you apply.
What the Golden Visa does not do
The Golden Visa is a residence status, not citizenship and not a tax status. Where you are taxed depends on your own situation at home.
The permit is also tied to ownership. If you sell the property, you no longer meet the condition. Have the tax side checked by a tax adviser.
Buying for the Golden Visa: what to watch
In my conversations I first ask whether you would buy the property without the visa. The home has to make sense on its own.
With a mortgage, banks lend at most 60% on a second property and 50% on off-plan. Ask the bank in advance how the value and the bank letter will be assessed, as the official pages describe this differently.
Frequently asked questions
How much property do I need to buy for a Dubai Golden Visa?
You need to own UAE property worth at least AED 2 million in total. That can be one property or several together.
Does off-plan property qualify for the Golden Visa?
Yes, if it is bought from an approved local developer and the total value is at least AED 2 million.
Can I get a Golden Visa with a mortgaged property?
Yes, if the mortgage is with an approved local bank. You will need a no-objection letter from that bank.
What does the Dubai Golden Visa cost?
The Dubai Land Department lists a total of AED 9,884.75 for the investor's permit. Each family member adds AED 5,774.50.
How long is the Golden Visa through property valid?
Ten years. It can be renewed if you still meet the same conditions.
