You can get the Golden Visa through property in Dubai if you own one or more properties with a total purchase value of at least AED 2 million, registered in your own name with the Dubai Land Department (DLD). It gives you a 10-year renewable residence permit, with no employer or sponsor, and lets you sponsor your spouse, children and parents.
This guide covers the 10-year route only. If you are still choosing between this and the cheaper 2-year visa, read our Golden Visa vs 2-year property visa comparison first.
What the AED 2 million rule actually means
The threshold is based on purchase value at the time of purchase. That wording comes straight from the DLD service description, and it matters more than most buyers realise.
A flat you bought for AED 1.7 million that is now worth AED 2.3 million does not automatically pass on that wording. Some agents say a fresh DLD valuation can be used instead. We have not found that option written on the DLD service page, so treat it as something to confirm before you plan around it.
Three other points sit inside the same rule:
- One or more properties. You can combine several properties to reach AED 2 million.
- Wholly owned, in your name. The DLD terms say the value must be owned by the applicant, under the applicant’s name.
- Personal ownership only. Property held through a company is widely reported not to qualify for the personal route.
Golden Visa property in Dubai: which homes qualify?
Most residential and commercial units registered with DLD can be used, provided the ownership and value tests are met. Here is how the common cases line up:
| Property situation | Can it count? | What decides it |
|---|---|---|
| Ready property, fully paid, sole owner | Yes | Purchase value of AED 2M or more |
| Several smaller properties in your name | Yes | Combined value of AED 2M or more |
| Mortgaged property | Yes, with conditions | Bank NOC showing paid amount and balance |
| Off-plan property (Oqood) | Assessed case by case | DLD review of project and value |
| Jointly owned property | Depends on your share | Your registered share, see below |
| Company-owned property | Generally no | Ownership is not in your personal name |
Off-plan and joint ownership are where most applications get complicated. We cover them separately in our guides to the off-plan property Golden Visa and the joint property Golden Visa rules.
Is a mortgaged home eligible?
Yes, a mortgage does not rule you out. The DLD service terms say the property may be mortgaged, and that you must submit a no-objection letter from the bank. That letter has to state that the bank does not object to a residence permit on the property, plus the amount you have paid and the balance left.
Here is where it gets messy. The same DLD page still carries an older line saying a bank letter must show AED 2 million paid. Trade press reported in 2026 that a federal circular removed the upfront payment requirement. Until DLD’s own page is consistent, ask the Cube centre or a registration trustee how they are assessing your equity before you rely on a low deposit.
Golden Visa documents checklist
For the main applicant, the DLD lists five items:
- Passport
- An e-Certificate of Title or title deed
- A personal photo
- Emirates ID, if you already have one
- A copy of your current residence permit, if any
Add a bank NOC if the property is mortgaged. If you plan to sponsor family at the same time, you also need attested marriage and birth certificates, health insurance and an IBAN. The full family list is covered in our family sponsorship guide.
How to apply for the property Golden Visa, step by step
The DLD process has four stages.
- Visit a service centre. Go to Al Manara Centre (Cube), the Golden Visa office at Dubai World Trade Centre, or a DLD-listed registration trustee.
- Submit documents and pay. Fees are paid at submission by card, bank transfer or cash.
- Do the medical test at the centre. It is part of the visit, so plan for a few hours.
- Receive your permit by email. DLD sends the residence permit electronically.
Two rules catch people out. You must be inside the UAE when applying. And only the applicant can attend: the DLD page states that companions and representatives cannot apply on your behalf.
How much does the property Golden Visa cost?
These are the DLD-published government fees for the main applicant:
| 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 | 9,884.75 |
Each family member’s 10-year permit is listed at AED 5,774.50, a one-off family sponsorship file costs AED 318.75, and DLD adds AED 100 per sponsored person. For a full budget, including the costs people forget, see our Dubai property visa cost breakdown.
What commonly goes wrong
From the patterns that come up again and again in buyer questions, these are the mistakes worth avoiding:
- Counting market value instead of purchase value. The DLD wording is purchase value. Appreciation alone may not get you over the line.
- Applying from abroad. You need to be in the country for the visit and medical.
- Sending a relative or PRO. Not allowed for this service.
- Using a co-owned home without checking your share. Your share, not the property total, is what DLD looks at for non-spouse co-owners.
- Selling too early. The visa is tied to owning the qualifying property. Sell it without a replacement and the visa is at risk.
Is the Golden Visa worth it over the 2-year visa?
For most buyers who already clear AED 2 million, yes. The fee for ten years is lower than five renewals of the 2-year visa, and you skip four renewal visits. The 2-year visa makes more sense if your budget is below the threshold or you want a smaller first purchase.
There is one honest trade-off. The Golden Visa locks more of your money into qualifying property. If you might need to sell within a couple of years, the flexibility of a smaller asset can be worth more than the longer visa.
If AED 2 million is out of reach, the 2-year route is now open to sole owners at any price. Our explainer on the Dubai property visa with no minimum value covers who qualifies.
Before you rely on the golden visa through property in Dubai
Rules on this route moved several times in 2025 and 2026, and some official pages have not caught up. Our position is simple: plan around what the DLD service page says today, and get anything outside it confirmed in writing by DLD or a registration trustee. That includes valuation-based eligibility, low-equity mortgages and off-plan approval.
Once your eligibility is clear, our step-by-step application guide walks you through the visit itself. For the bigger picture of every route, start at our Dubai property visa guide, or browse more UAE real estate guides on Live In Gulf.
Frequently asked questions
What is the minimum property value for a Golden Visa in Dubai?
The minimum is AED 2 million in purchase value, based on what you paid at the time of purchase. It can be one property or several combined, as long as they are registered in your name with the Dubai Land Department. Mortgaged and some off-plan properties can also count under conditions.
Can I get the Golden Visa if I bought below AED 2 million?
On the DLD’s current wording, the test is purchase value, so a property bought below AED 2 million may not qualify even if it has gained value. Some advisers mention valuation-based approvals. Ask DLD or a registration trustee to confirm your case in writing before you count on it.
How long does the property Golden Visa take?
The Dubai Land Department lists a service time of 7 to 10 business days after you submit your documents, pay the fees and complete the medical test. Delays usually come from missing papers, such as a bank NOC that does not state the paid amount and outstanding balance.
Do I need to live in Dubai to keep the Golden Visa?
The Golden Visa is widely reported to carry no minimum stay requirement, unlike standard residence visas that can lapse after long periods abroad. You do need to keep owning the qualifying property. Check current GDRFA guidance before planning extended time outside the UAE.
Can I sponsor my parents on a property Golden Visa?
Yes. The DLD service page states that the husband or wife, children and parents can be sponsored. Parents need a dependency certificate from your consulate, a birth certificate, health insurance and an IBAN. Each parent’s 10-year permit is listed at AED 5,774.50 in government fees.
Disclaimer: This article is general information, not legal or immigration advice. Fees and eligibility rules were checked against Dubai Land Department service pages on 14 October 2026 and can change without notice. Confirm your case with DLD, GDRFA Dubai or a registration trustee before buying property for visa purposes.
