The Dubai property visa cost depends on which route you use. The Dubai Land Department (DLD) lists AED 10,212.50 for the 2-year investor visa and AED 9,884.75 in total government fees for the 10-year Golden Visa. Family members are charged separately, from AED 5,774.50 to AED 8,882.25 per person depending on the route and relationship.
All figures below come from the two DLD service pages, checked on 14 October 2026.
2-year property visa fees (Taskeen)
The 2-year visa is the entry route: no minimum value for sole owners, and a AED 400,000 minimum share for joint owners.
| Applicant | Fee (AED) | Validity |
|---|---|---|
| Investor (main applicant) | 10,212.50 | 2 years |
| Wife | 7,382.25 | 2 years |
| Husband | 7,382.25 | 2 years |
| Children under 18 | 6,482.25 each | 2 years |
| Daughter over 18 | 7,182.25 | 2 years |
| Son over 18 | 7,182.25 | 1 year only |
| Parent | 8,882.25 each | 1 year |
| Sponsorship file opening (parents) | 318.75 | One-off |
Notice two things. Sons over 18 get one year, not two, so you pay again sooner. And parents are on one-year permits, which makes them the most expensive family members to keep on this route.
Golden Visa fees through property
The DLD breaks the main applicant’s fee into five parts:
| Fee item | AED |
|---|---|
| Medical examination | 700 |
| Emirates ID (10 years) | 1,153 |
| Residency permit confirmation (10 years) | 2,856.75 |
| Dubai Land Department fee | 4,020 |
| Administrative fees | 1,155 |
| Total for main applicant | 9,884.75 |
Family members on the Golden Visa:
| Item | AED |
|---|---|
| Spouse or child, 10-year permit | 5,774.50 each |
| Parent, 10-year permit | 5,774.50 each |
| Family sponsorship file opening | 318.75 (one-off) |
| Added per sponsored person | 100 |
The Golden Visa is cheaper per year by a wide margin. You pay once for ten years instead of every two.
How much does a property visa cost for a whole family?
Here are worked totals using only the DLD-listed fees.
Example 1: couple with two children under 18, 2-year visa
- Investor: AED 10,212.50
- Wife: AED 7,382.25
- Two children: AED 12,964.50
- Total: AED 30,559.25 for two years
Example 2: same family, Golden Visa
- Investor: AED 9,884.75
- Spouse and two children: AED 17,323.50
- File opening: AED 318.75
- Per-person additions (3 × AED 100): AED 300
- Total: AED 27,827.00 for ten years
Example 3: single owner with both parents, 2-year visa
- Investor: AED 10,212.50
- Two parents (one year each): AED 17,764.50
- File opening: AED 318.75
- First-year total: AED 28,295.75, with the parents’ permits due again after twelve months.
The comparison says a lot. On these numbers, the Golden Visa family covers ten years for less than the 2-year family pays for its first two.
Costs people forget to budget for
The DLD tables cover government visa fees only. Expect extra spending on:
- Health insurance. Required for sponsored family members. Premiums vary widely by age and cover.
- Attestation. Marriage and birth certificates issued abroad must be attested, which can mean fees in your home country and at the UAE Ministry of Foreign Affairs.
- Good Conduct Certificate. Needed for the 2-year route.
- Bank NOC. Some banks charge for a no-objection or liability letter on a mortgaged property.
- Registration trustee charges. If you use a trustee office instead of the Cube centre, check whether they add a service charge.
- Entry permit. Overseas buyers usually need a visit visa to be in Dubai for the application.
We have left amounts out of this list on purpose. These costs vary by provider and country, and any single figure would mislead more readers than it helps.
What about renewal costs?
Renewal fees are not shown separately on the DLD service pages. Press coverage in 2026 put the 2-year renewal at around AED 8,215, but we could not confirm that against a DLD source. Treat it as an estimate. Renewal steps are covered in our property visa renewal guide.
Is the cheaper visa always the better choice?
No. The fee gap is small compared with the property gap. Qualifying for the Golden Visa needs AED 2 million in purchase value, while the 2-year visa has no minimum for sole owners. For most people the property budget decides the route, and the visa fee follows.
Where the fee does matter is with family. If you plan to sponsor parents or older sons, the 2-year route’s one-year permits push the long-run cost up quickly. In that situation, stretching to the Golden Visa threshold can make financial sense, provided the purchase also works as an investment on its own.
For a full side-by-side, including what each route costs over ten years, see our Golden Visa vs 2-year property visa comparison.
Planning your Dubai property visa cost before you buy
Add three numbers before you sign a sales agreement: the visa fees for everyone you will sponsor, a year of health insurance, and the attestation costs for documents from your home country. That total, not the headline fee, is your real Dubai property visa cost.
Fees on government pages can change without warning. Check the DLD service page the week you apply. When the budget is clear, follow our step-by-step application guide, read who you can add in the family sponsorship guide, or compare every route in our Dubai property visa guide. More guides are on the Live In Gulf homepage.
Frequently asked questions
How much is the 2-year property visa in Dubai?
The Dubai Land Department lists AED 10,212.50 for a new 2-year investor residence visa through property. Family permits are extra: AED 7,382.25 for a spouse and AED 6,482.25 for each child under 18. Insurance, attestation and the Good Conduct Certificate add further costs on top of these.
How much does the Golden Visa cost through property?
Government fees for the main applicant total AED 9,884.75, covering the medical test, Emirates ID, residency permit, DLD fee and administrative fees. Each family member costs AED 5,774.50, plus a one-off AED 318.75 file opening fee and AED 100 per sponsored person, according to DLD.
Is the Golden Visa cheaper than the 2-year visa?
Per year, yes, by a large margin. The main applicant pays AED 9,884.75 for ten years on the Golden Visa versus AED 10,212.50 for two years on the investor visa. The catch is the property requirement: AED 2 million purchase value for the Golden Visa versus no minimum for sole owners.
Do I pay the visa fees again if I add family later?
Yes. Each family member’s permit is a separate fee, charged when that person is added. On the Golden Visa you also pay the one-off family file opening fee the first time you sponsor someone. Family permits usually follow the sponsor’s validity, so check expiry dates when adding people.
Are Dubai property visa fees refundable if I am rejected?
DLD’s service pages do not state a refund policy. Government fees in the UAE are often non-refundable once a service is processed, so confirm eligibility before paying. Bring every document on the list and check your ownership share on the title deed to avoid a rejected file.
Disclaimer: This article is general information, not financial, legal or immigration advice. All fees were taken from Dubai Land Department service pages on 14 October 2026 and can change at any time. Confirm current fees with DLD before applying.
