Dubai Golden Visa through property: what the official rules say

How much property do you need for a Dubai Golden Visa?

AED 2 million. The Dubai Land Department's Golden Visa service is for an investor whose property's purchase value was AED 2 million or more at the time of purchase, wholly owned in the applicant's name, in one or more properties. DLD describes the result as a 10-year renewable residence permit, with family members eligible for sponsorship.

At the dollar peg, AED 2,000,000 is US$544,588; at the 5 October 2026 ECB rate, ≈ £412K · ≈ €486K · ≈ ₹5.24 Cr.

ICP, the federal authority that issues residence permits, sets the same AED 2,000,000 minimum and also describes a 10-year permit for real-estate investors. The UAE government portal, u.ae, lists the real-estate category at 5 years. We quote DLD and ICP because they run the application, but the difference is worth raising when you apply.

Does off-plan property count towards the Golden Visa?

The official pages don't agree in detail. ICP's Golden Residency guide includes off-plan units worth AED 2 million or more bought from an approved local developer. DLD's Dubai application page asks for a title deed and doesn't mention off-plan. Whether a specific off-plan unit qualifies is decided by DLD and ICP when you apply.

That is why we don't label any unit "Golden Visa eligible". Before you buy an off-plan unit for residency, ask DLD or ICP — or a licensed visa consultant — to confirm in writing that it will be accepted and what proof of ownership and payment they will want.

Portal and agency sites repeat conflicting rules on how much of an off-plan price must be paid before it counts. None of the official pages we checked sets a paid-up percentage, so ask for the rule that applies on the day you apply rather than relying on any of them.

Can you get a Golden Visa on a mortgaged property?

Yes, according to both authorities. DLD accepts a mortgaged property if the bank provides a no-objection letter stating that it doesn't object to the residence permit and showing the amount paid and the balance. ICP says the financing must come from an approved local bank. Check that your lender will issue the letter before you apply.

Can you combine several properties to reach AED 2 million?

The official wording allows it. DLD refers to one or more properties wholly owned by the investor under the applicant's name, and ICP to one or more properties with a total value of at least AED 2,000,000. Joint ownership isn't addressed on the investor pages we checked, so ask before relying on a share of a jointly owned unit.

How do you apply, and what does it cost?

Through DLD: you go to a service centre, submit the documents and pay, and take the medical examination there; the residence permit is then emailed to you. DLD's terms say the applicant must be inside the UAE. The fees DLD lists for the 10-year permit total AED 9,884.75, with family sponsorship charged separately.

• Passport
• e-Certificate of Title or title deed
• Personal photo
• Emirates ID and current residence permit, if you have them
• For a mortgaged property, the bank's no-objection letter

As listed on DLD's Golden Visa – Investor service page. Family members are charged separately.

Are there property visas below AED 2 million?

Yes, two on DLD's site. A 5-year retiree Golden Visa for applicants over 55 whose property, worth AED 1 million or more, is paid in full and unmortgaged, and a 2-year investor residence (Taskeen) that DLD offers a property owner regardless of the property's value; co-owners need a share worth at least AED 400,000. Both ask for a title deed.

DLD lists AED 10,212.50 in fees for the 2-year investor residence, an in-person application, and a Good Conduct Certificate issued in Dubai. We found no official page for the "AED 750,000 two-year visa" that many agency sites quote, so we don't use that figure.

Which Object 1 units are priced at AED 2 million or more?

21 Object 1 projects have layouts published at AED 2,000,000 or more, starting from AED 2,015,838. The table lists them with the bedroom counts and the lowest such price, read live from the project pages. A price at or above AED 2 million meets the value test only; ask us to check a specific unit before you rely on it.

Published starting prices per layout, read live from the project pages. A price at or above AED 2,000,000 is only the value test; it does not by itself make a unit eligible for any visa. Rows marked Abu Dhabi are outside the Dubai Land Department process described on this page.

Compare deposits and instalments for these projects on Object 1 payment plans, or read how buying from abroad works, step by step.