How much to invest in Dubai for a Golden Visa
You need Dubai property worth AED 2,000,000 (about USD 544,600) or more, registered in your own name, for the 10-year Golden Visa.
The value can come from one property or from several added together. The official fee is AED 9,884.75 at the Dubai Land Department (DLD), or AED 9,984.75 at DLD Cube, as of October 2026. DLD quotes 7 to 10 business days, and the applicant must be inside the UAE.
DLD Cube is the visa centre linked to DLD. It handles these applications online.
The rules for mortgaged and off-plan property are not settled. Sources disagree, and this page gives each position with its date.
Two other guides cover the steps before the visa. Read who can own property in Dubai and how to buy property in Dubai.
This page is information. It is not legal, tax or financial advice.
Sources: Dubai Land Department, Golden Visa application, Investor (read 11 October 2026); DLD Cube, Property Investor Golden Visa for 10 years (modified 2 October 2026); Dubai Land Department, Investor Residence Application (Taskeen) (read 11 October 2026)
Property in Dubai with visa: every UAE residence visa linked to property
Four residence visas are linked to property: the 10-year Golden Visa, the 2-year investor visa, the retiree visa and a federal visa.
| Visa | Minimum property | Years | Official fee, main applicant | Who it suits |
|---|---|---|---|---|
| Golden Visa, property investor | Dubai property worth AED 2,000,000 (USD 544,600) or more, one or several, in the applicant's name | 10, renewable | AED 9,884.75 (DLD page) or AED 9,984.75 (DLD Cube) | A family moving to Dubai with AED 2 million or more. A buyer who lives abroad and wants a second base |
| Property investor visa (Taskeen) | Sole owner: no minimum value. Joint owners: each share AED 400,000 or more | 2, renewable | AED 10,212.50 (DLD page) or AED 10,545 (DLD Cube) | An investor with one flat under AED 2 million who visits often |
| Retiree visa, property route (DLD name: Golden Visa, Retired) | Age 55 or more. Property worth AED 1,000,000, paid and with no mortgage, one or several | 5, renewable | AED 6,984.75 | A retiree aged 55 or more with an AED 1 million flat and no loan |
| Federal 5-year real estate residence (ICP, other emirates) | AED 2 million of capital in property | 5 | Not on the page | A buyer outside Dubai. Abu Dhabi buyers use the Abu Dhabi Residents Office route |
When each rule changed
- Golden Visa: the minimum fell from AED 10 million to AED 2 million on 3 October 2022.
- Golden Visa: the rule on the amount paid was eased in January 2024, and again by reports in February 2026.
- 2-year visa: the AED 750,000 minimum ended for sole owners. DLD Cube published this about 29 April 2026.
- Retiree visa: no change was found from 2024 to 2026.
- Federal visa: the u.ae page was updated on 28 July 2026.
Three points many guides get wrong
- The AED 750,000 minimum for the 2-year visa no longer applies to sole owners. The DLD page says the owner can apply "regardless of property value". Many sites still say AED 750,000.
- The federal u.ae page lists real estate Golden residence as 5 years. Dubai issues 10 years through DLD and GDRFA, the Dubai residency authority. Both are official. The Dubai route applies to a Dubai title deed.
- The date the "AED 1 million or 50% paid" rule ended is disputed. See the section on mortgaged and off-plan property.
How the Golden Visa minimum moved from 2019 to 2022
- 2019: the Golden Visa began. A property investor needed AED 10 million for 10 years or AED 5 million for 5 years.
- 2019: the property investor visa began under the 2019 visa system. It ran for 3 years then and runs for 2 years now.
- 3 October 2022: a new visa system came into force. The property minimum for the 10-year visa fell to AED 2 million.
- The 2022 rules accepted loans "from specific local banks" and off-plan property from "approved local real estate companies".
- The 2022 rules let holders sponsor children with no age limit and set no cap on domestic staff.
- Under the 2022 rules, staying outside the UAE for more than six months does not void a Golden Visa.
Sources: Dubai Land Department, Golden Visa application, Investor (read 11 October 2026); Dubai Land Department, Investor Residence Application (Taskeen) (read 11 October 2026); Dubai Land Department, Golden Visa, Retired (read 11 October 2026); u.ae, Golden visa (updated 28 July 2026); Khaleej Times, New UAE visa system (6 September 2022, updated 3 October 2022)
Investors visa Dubai: the AED 750,000 minimum ended in April 2026
Since about 29 April 2026, a sole owner of Dubai property can apply for the 2-year investor visa at any value.
Before the change, the property had to be worth AED 750,000 or more. The DLD service page now says the owner can apply "regardless of property value".
Joint owners have a new minimum. Each co-owner's share must be worth AED 400,000 or more.
No formal announcement was issued. The change appeared on the DLD Cube website. Khaleej Times reported it on 29 April 2026. Erickson Immigration Group reported it on 8 May 2026.
What the 2-year visa still requires
- DLD Cube describes this visa as being for owners of "a completed property".
- Financed property needs a bank no-objection letter. At least 50% of the value, or AED 375,000, must be paid (Khaleej Times, 29 April 2026).
- One broker gives the same test for off-plan, plus a developer no-objection letter (Real Estate Club Dubai, 29 April 2026).
- The applicant needs a Dubai Police good-conduct certificate addressed to DLD.
- The visa lapses if the holder stays outside the UAE for more than six months.
What it costs over time
The 2-year visa costs AED 10,212.50 on the DLD page and AED 10,545 at DLD Cube. Renewal at DLD Cube costs AED 8,215.
The holder pays again every two years. That is about AED 41,000 over 10 years. The Golden Visa costs about AED 10,000 once for 10 years.
One broker quotes AED 4,500 to 6,500 for the 2-year visa. That conflicts with the DLD figure and is less reliable.
Sources: Dubai Land Department, Investor Residence Application (Taskeen) (read 11 October 2026); DLD Cube, Property Investor Visa for 2 Years (modified 2 October 2026); Khaleej Times, Dubai updates two-year residency visa rule for property investors (29 April 2026); Erickson Immigration Group, Dubai Eases 2026 Rules for the Two-Year Property Investor Visa (8 May 2026)
Golden Visa requirements: who is eligible for a Dubai Golden Visa
You are eligible if you own Dubai property worth AED 2 million or more, wholly in your own name.
Which value counts
The DLD page says the "purchase value" must be AED 2 million or more "at the time of purchase". DLD Cube says the value on the title deed must be at least AED 2 million.
If the deed shows less, DLD Cube lets the owner apply when the market value exceeds AED 2 million. An official evaluation certificate is then mandatory.
So the title-deed price comes first. If that is under AED 2 million, the owner needs a DLD valuation certificate.
- The DLD valuation fee is not verified. Ask DLD for it.
- The 4% DLD registration fee and the agent's commission do not count toward the AED 2 million. No official page states this. The test is the title-deed value.
- A 2022 Gulf News report says an owner who bought below AED 2 million can ask DLD for a new valuation.
Several properties
Several Dubai properties can be added together to reach AED 2 million. Both the DLD page and DLD Cube say so.
Joint owners and spouses
- A husband and wife can share one property. They need a marriage certificate attested by the UAE Ministry of Foreign Affairs and translated into Arabic.
- If the couple's joint property is worth less than AED 4 million, only one spouse gets the Golden Visa. That spouse sponsors the other.
- If the spouses hold unequal shares, the one with the larger share applies.
- For other co-owners, each applicant's own share must be worth AED 2 million.
- For the 2-year visa, each co-owner's share must be worth AED 400,000 or more.
Company-owned property
The DLD page requires the property to be "wholly owned by the applicant, registered in the applicant's name". A unit held by a company or an offshore vehicle does not meet that wording.
No official exception was found. This point is not verified, so ask DLD Cube before buying through a company.
Other emirates and DIFC
- DLD Cube accepts only Dubai title deeds. Its words are: "other emirates & DIFCA are not accepted".
- Properties in two emirates cannot be added together at DLD. The research could not verify the rule at the federal authority, ICP.
- Abu Dhabi has its own route through the Abu Dhabi Residents Office (ADRO). The applicant applies through Tamm.
- Abu Dhabi requires AED 2 million of the buyer's own capital. It accepts a mortgage only through national banks.
- ADRO gives this example: "on a AED 5,000,000 property the outstanding mortgage can't exceed AED 3,000,000".
- For off-plan, Abu Dhabi requires an approved developer and at least AED 2 million paid to date.
- Abu Dhabi is stricter than Dubai. Abu Dhabi kept this stricter rule through 2025.
Sources: Dubai Land Department, Golden Visa application, Investor (read 11 October 2026); DLD Cube, Property Investor Golden Visa for 10 years (modified 2 October 2026); Abu Dhabi Residents Office, Abu Dhabi Golden Visa, Investors (read 11 October 2026); Takween Advisory, Golden Visa rejection reasons (28 September 2026); Gulf News, select developers can register Dh2m property investors (19 November 2022)
Golden Visa with a mortgage or off-plan property
Mortgaged and off-plan property can qualify, but sources disagree on how much you must have paid first.
No government circular on this point was found. Get the answer from DLD Cube in writing before you pay a reservation fee.
The old rule
On a mortgage or an instalment plan, the buyer had to have paid AED 1 million or 50% of the value.
In October 2022, practice was stricter still. A mortgaged or off-plan buyer needed AED 2 million of own money in the property. An industry source told Gulf News on 3 October 2022: "A Dh50,000 payment on a Dh2 million property would not be enough".
Position 1: the minimum ended in January 2024
- The National, 24 January 2024: lawyers and brokers said the AED 1 million minimum down payment was cancelled.
- The law firm BSA Ahmad bin Hezeem & Associates said it was told on 22 January 2024.
- The broker Allsopp & Allsopp said "No circular has been sent out yet". It learned of the change at DLD Cube.
- DLD told The National: "The eligibility criteria for obtaining the golden residency for real estate investors stays unchanged."
- Metropolitan Premium Properties, a broker, 23 January 2024: the off-plan minimum paid fell from AED 2 million to AED 200,000. A mortgage needed no minimum paid. The bank letter must show the amount paid and the balance. This is a marketing source.
- Sovereign Group, 26 February 2024: "the government confirmed the change in January".
- One property website's help page, undated in 2026, also says the paid-down minimum ended in January 2024.
Position 2: the minimum ended in February 2026
- Brokers and one business publication report that the 50% or AED 1 million test was removed in February 2026. Eligibility would then rest only on the certified value.
- Metropolitan, in an article dated 11 May 2026, cites a "UAE policy circular dated 20 February 2026". It does not name who issued it.
- Middle East Briefing repeats February 2026.
- No government document was found. Treat the February 2026 circular as not verified.
How the two positions fit together
Both reports describe the same easing. The most reliable reading has two parts. DLD Cube began to accept lower paid amounts in practice from January 2024, without a circular. The 50% test was still applied to some files until early 2026.
What the official pages say today
The official DLD page contradicts itself, as of October 2026.
- Its description says: "for a mortgaged property, a bank letter showing the AED 2 million paid amount is required".
- Its conditions ask for a bank no-objection letter "showing the paid amount and the balance".
- DLD Cube asks only for a "statement of account from developer or Bank NOC".
Mortgaged property
- A mortgage is allowed. The applicant needs a bank no-objection letter stating the amount paid and the balance.
- The 2022 rule accepts loans from "specific local banks". No list is published.
- In practice this means a UAE-licensed bank with a mortgage registered at DLD. Foreign lenders are not verified.
- Retiree visa: AED 1 million must be paid. The other option is a bank letter to GDRFA that the deposit cannot be released for 3 years.
- 2-year visa: a bank no-objection letter, with at least 50% of the value or AED 375,000 paid (Khaleej Times, 29 April 2026).
Off-plan property
- Off-plan has been accepted since 3 October 2022 from "approved local real estate companies". No public list of approved developers was found.
- The official DLD service page says nothing about off-plan.
- DLD Cube runs an online eligibility check for owners of off-plan property and for people living outside the UAE. Use it before you pay a reservation fee.
- Brokers and advisers say three papers are needed in practice. The first is the Oqood registration showing a price of AED 2 million or more. The others are the sale and purchase agreement (SPA) and a developer statement of account.
- Oqood is the DLD registration of an off-plan sale.
- Metropolitan said on 23 January 2024 that approval "depends on the developer's reputation and how close the project is to completion".
Sources disagree on the share that must be paid on off-plan property. There are four positions.
| Position on the paid amount | Source | Date |
|---|---|---|
| No minimum since February 2026 | Real Estate Club Dubai (broker); Metropolitan (broker) | 21 April 2026; May 2026 |
| AED 200,000 paid | Metropolitan (broker) | January 2024 |
| AED 2 million paid, plus a "DLD Golden Visa Eligibility Certificate" | fam Properties service page (broker) | Read October 2026 |
| Wait until 50% is paid | MAP Homes (broker) | January 2026 |
Sources: Dubai Land Department, Golden Visa application, Investor (read 11 October 2026); DLD Cube, Who is eligible for property residence visa? (modified 2 October 2026); The National, Golden visa Dubai property (24 January 2024, updated 29 January 2024); Metropolitan Premium Properties, Golden Visa mortgage down payment rule change 2026 (11 May 2026); Real Estate Club Dubai, Golden Visa with Off-Plan Property (21 April 2026)
How to apply for Golden Visa UAE: steps, documents, fees and days
You apply online through DLD Cube while you are inside the UAE, and DLD quotes 7 to 10 business days.
- Check eligibility online. Use the DLD Cube eligibility check. Off-plan owners and people abroad need it.
- Be inside the UAE. Enter the country and stay until the permit is issued.
- Get the documents. Use the lists below. For the 2-year visa, add a Dubai Police good-conduct certificate addressed to DLD.
- Buy UAE health insurance. DLD Cube says: "Medical insurance is compulsory for all residence permits applications".
- Submit online through DLD Cube. The Cube asks clients not to visit: "all the information along with the submission is online".
- Pay the fees. The line items are in the tables below.
- Take the medical fitness test. The centre takes a blood test and a chest X-ray.
- Give Emirates ID biometrics. The federal authority, ICP, records them.
- Receive the residence permit. GDRFA issues it and emails it. There is no passport sticker. The Emirates ID is the proof.
- Open the family file. Open the family sponsorship file. Repeat steps 4 to 9 for each dependent.
Where else you can apply
The DLD service page also lists walk-in channels. These are Al Manara Center (Cube), a Golden Visa office at Dubai World Trade Centre, and Golden Cube. It also lists three registration trustees: EGSH, Alyalayis and Gulf Vision.
No one can apply for you
DLD Cube says it "will not accept any third-party applications (PRO or person holding POA)". This limits what any agency can do. An agency can prepare papers. It cannot attend for you.
Documents for the main applicant
- Passport valid for more than 6 months.
- Title deed or e-certificate of title. For off-plan, the Oqood. The name must match the passport exactly.
- Bank no-objection letter or developer statement of account, if the property is financed.
- Digital photo to the ICP specification.
- Emirates ID and current visa, if you have them.
- UAE health insurance.
- National ID, for citizens of Iran, Pakistan, Iraq, Libya and Afghanistan.
- For the 2-year visa only: a Dubai Police good-conduct certificate.
Documents for the family
- Attested marriage certificate.
- Attested birth certificates.
- Notarised no-objection from the father, if the mother is the sponsor.
- Undertaking that sons and daughters over 18 are unmarried.
- For parents: a dependency certificate attested by the consulate.
- For parents on the 2-year visa: 3 months of bank statements as well.
- IBAN.
How long it takes
- DLD: 7 to 10 business days.
- DLD Cube: 10 to 15 working days for the 2-year visa.
- Brokers: about 30 days (fam Properties); 2 to 6 weeks (MAP Homes).
- Plan for 2 to 4 weeks in the country. Allow longer with a family.
Golden Visa fees, 10 years, line by line
These figures are from the DLD service page, read on 11 October 2026.
| Item | AED |
|---|---|
| Medical examination | 700.00 |
| Emirates ID, 10 years | 1,153.00 |
| Confirmation of residency permit, 10 years | 2,856.75 |
| Dubai Land Department fees | 4,020.00 |
| Administrative fees | 1,155.00 |
| Total, main applicant | 9,884.75 |
| Each family member, 10 years | 5,774.50 |
| Family sponsorship file opening | 318.75 |
| Each parent, 10 years | 5,774.50 |
| Additional, for each sponsored person | 100.00 |
DLD Cube lists AED 9,984.75 for the same visa. That is AED 100 more. Budget for the higher figure.
Property investor visa fees, 2 years
| Item | AED |
|---|---|
| Investor visa | 10,212.50 |
| Wife or husband | 7,382.25 |
| Daughter over 18 | 7,182.25 |
| Child under 18 | 6,482.25 |
| Son over 18 (1 year only) | 7,182.25 |
| Parents (1 year) | 8,882.25 |
| Sponsorship file opening | 318.75 |
DLD Cube lists AED 10,545 for a new 2-year visa and AED 8,215 for renewal.
Retiree visa fees, 5 years
| Item | AED |
|---|---|
| Medical examination | 700.00 |
| Emirates ID, 5 years | 653.00 |
| Confirmation of residency permit | 2,456.75 |
| DLD fees | 2,020.00 |
| Administrative fees | 1,155.00 |
| Total | 6,984.75 |
| Each family member or parent | 4,968.50 |
Total cost of a Golden Visa
| Case | Approximate total, AED |
|---|---|
| Single applicant, government fees | 9,900 to 10,000 |
| Plus health insurance, basic to comprehensive, for each person each year | 800 to 2,500 (Takween Advisory estimate) |
| Plus attestation and translation of foreign certificates | 1,000 to 3,000 (Takween Advisory estimate) |
| Plus DLD valuation, if the deed is under AED 2 million | not verified |
| Couple with two children, government fees | about 28,000 to 30,000 |
The couple's figure adds AED 9,985 for the applicant and AED 5,774.50 for each of three dependents. It then adds AED 318.75 for the file and AED 300 in per-person charges.
Sources: Dubai Land Department, Golden Visa application, Investor (read 11 October 2026); DLD Cube, Property Investor Golden Visa for 10 years (modified 2 October 2026); DLD Cube, eligibility check (modified 2 October 2026); Dubai Land Department, Golden Visa, Retired (read 11 October 2026); Takween Advisory, UAE Golden Visa price, fees, cost (6 May 2026, updated 25 July 2026)
UAE Golden Visa benefits, and can I get Dubai citizenship if I buy a house
The Golden Visa gives 10 years of residence for you and your family, and it gives no citizenship and no passport.
What the holder gets
- Residence for 10 years. The holder needs no employer and no sponsor.
- No six-month rule. DLD Cube says: "You can stay unlimited time outside UAE".
- Family. The spouse, children and parents get the same 10 years.
- Daughters. A daughter can be sponsored while she is unmarried.
- Sons. The 2022 rules set no age limit. One adviser said in September 2026 that some guides still apply age 25. Confirm with GDRFA.
- Domestic staff. The 2022 federal rules set no cap. DLD Cube says "up to 3 house maids and drivers". The two sources disagree, so assume three.
- Work. Work is allowed, but DLD Cube says "MOHRE permission is required". That means a work permit for an employer.
- If the holder dies. One adviser reports that the family may stay to the end of their permits. This is not verified on u.ae.
Stay rules on the other visas
The 2-year visa and ordinary visas lapse after six months abroad. DLD Cube says other visa holders "must" return within six months. On the 2-year visa, a son over 18 gets one year at a time.
What the Golden Visa is not
- It is not citizenship and not a passport. IMI Daily wrote of all Gulf schemes on 13 July 2026: "None of them leads to a passport".
- It is not for life. It is renewable while the conditions are met.
- It is not a tax residency certificate. The conditions are below.
- It is not a bank account. See the problems section.
- It does not move between emirates. A Dubai visa rests on a Dubai title deed.
Tax residency certificate: the conditions
Cabinet Decision 85 of 2022 sets the tests. It has been in force since 1 March 2023. An individual is a UAE tax resident if one of three tests is met.
- The UAE is the person's primary place of residence and the centre of financial and personal interests.
- The person spends 183 days or more in the UAE in a consecutive 12 months.
- The person spends 90 days or more in the UAE in 12 months and holds a residence permit. The person must also have a permanent home, a job or a business in the UAE. This test also covers UAE and GCC nationals.
A Golden Visa holder who owns a home can therefore use the 90-day test. A holder who never comes to the UAE gets no certificate. Some treaty partners ask for 183 days.
Sources: DLD Cube, Property Investor Golden Visa for 10 years (modified 2 October 2026); Dubai Land Department, Golden Visa application, Investor (read 11 October 2026); PwC, UAE tax residence (2023); IMI Daily, Every Gulf State Now Runs a Golden Visa (13 July 2026); Takween Advisory, Family Golden Visa (28 September 2026)
What happens after 10 years of Golden Visa in Dubai, and when you sell
After 10 years you can renew for another 10 years while you keep the property, and a sale ends the visa.
Renewal
- Golden Visa renewal costs AED 9,519.75 at DLD Cube, as of October 2026.
- The visa is renewable for another 10 years while the property is kept.
- The 2-year visa renewal costs AED 8,215 at DLD Cube.
- The research could not confirm what is tested at renewal. It may be the old deed value or a new valuation. Ask DLD Cube.
- One 2026 report says GDRFA has an AI platform that renews "in minutes". This is a marketing-style claim and was not tested.
Sale
- The visa depends on ownership. A sale without a qualifying replacement ends it.
- The title transfer is generally blocked while an investor visa is attached to the deed.
- The family visas are cancelled first. The owner's visa is cancelled next. The transfer follows.
- A Golden Visa can be moved to a replacement property worth AED 2 million or more through DLD.
- These three points come from a developer source, Ellington Properties, dated 26 June 2026.
- DLD Cube cancellation fees are AED 190.75 for the 10-year visa and AED 1,239 for the 2-year visa.
Fall in value
The DLD test is the purchase value at the time of purchase. A deed at AED 2 million or more still passes that test after prices fall.
The risk sits with owners who rely on a valuation, and at renewal. The renewal test is not verified.
Points the research could not verify
- Grace period after cancellation: "typically 180 days" for Golden Visa holders (Ellington). Takween says "60 days to six months". Neither was checked against the ICP text.
- Amer "family visa hold": a refundable deposit of about AED 2,500 for each dependent and a 60-day window (Ellington). Not verified.
- One broker guide says the property must be held for 3 years after approval (MAP Homes). This is not on any official page. Not verified.
Sources: DLD Cube, Property Investor Golden Visa for 10 years (modified 2 October 2026); DLD Cube, Property Investor Visa for 2 Years (modified 2 October 2026); Ellington Properties, What happens to your family visa if you sell your property (26 June 2026); Middle East Briefing, UAE Golden Visa in 2026 (2026)
Who handles a Golden Visa application, and what they charge
DLD's own service through DLD Cube handles the application, and agencies, law firms and developers can only help around it.
DLD Cube does not accept applications from a representative. An agency or firm can prepare your papers. You attend yourself.
| Provider | What they do | Published price |
|---|---|---|
| DLD Cube (dldcube.com), linked to DLD | Online application, medical, Emirates ID, insurance sold on site | AED 9,984.75 (10-year); AED 10,545 (2-year) |
| DLD walk-in channels: Al Manara (Cube), Golden Visa office at Dubai World Trade Centre, Golden Cube | Same service | DLD fee table |
| Registration trustees on the DLD page: EGSH, Alyalayis (DIP 2), Gulf Vision | Same service | DLD fee table. Their own service charge is not published |
| Typing centres and PRO firms | Prepare and type forms | AED 100 to 300 plus VAT (Meydan Free Zone, May 2026); AED 150 to 500 (Takween, 2026) |
| fam Properties and fam Conveyancing (broker) | Valuation by a DLD-accredited valuer, documents, submission | "AED 2,800 to 4,000" inside the UAE; "AED 3,800 to 4,800" outside. DLD and valuation fees are extra. It is unclear whether this is its own fee or part of the government fee |
| Knight Frank | RICS valuation for the AED 2 million test | No fee published. It quotes a total application cost of "about AED 9,700" |
| Law and immigration firms (BSA, Sovereign and PRO Partner Group, Erickson, and similar firms) | Advice, attestation, complex cases | No prices published. Not verified |
| Developers | Free or assisted visa as a sales incentive | See below |
Developers that have advertised a free or assisted Golden Visa
- Samana Developers (2022 offer). A "100% free-of-charge golden visa" for buyers of AED 2 million or more across any Samana projects. Buyers could combine units. Samana said 35 to 40% of its buyers merged two units to reach the minimum. It did not state which fees were covered. This is a marketing claim from July 2022. It is not verified as current in 2026.
- Azizi Developments (2022). GDRFA gave "select" developers portal access in November 2022 to register their own buyers. Azizi confirmed it had this access. It is not verified as current.
- Danube (2026). It sells units "designed for AED 2M+ thresholds", by a broker report of January 2026. No free-visa terms were found.
- Ellington, Binghatti, Nakheel, Emaar. These developers publish guides. No published free-visa terms were found.
What "free visa" usually means
The developer pays about AED 10,000 of government fees for the buyer only. Dependents cost AED 5,774.50 each. Insurance and attestation are extra.
AED 10,000 is 0.5% of an AED 2 million purchase.
Sources: DLD Cube, Property Investor Golden Visa for 10 years (modified 2 October 2026); Dubai Land Department, Golden Visa application, Investor (read 11 October 2026); fam Properties, UAE Golden Visa (read October 2026); Knight Frank, Your Golden Visa guide (read October 2026); CM Today, Samana Developers unveils free UAE Golden Visa (5 July 2022)
UAE Golden Visa numbers: visas issued in Dubai by year
GDRFA Dubai issued 158,000 Golden Visas in 2023 and 66,078 in the first half of 2026, across all categories.
These figures cover every Golden Visa category in Dubai. Property investors are only one category.
| Year | Golden Visas issued, Dubai | Source |
|---|---|---|
| 2021 | 47,150 | GDRFA Dubai via Gulf News, cited by IMI Daily, 25 May 2024 |
| 2022 | 79,617 | Same |
| 2023 | 158,000 | Same |
| 2024 | not verified | No annual figure found |
| 2025 | not verified | No annual figure found |
| First half of 2026 | 66,078 | GDRFA Dubai briefing, Gulf News, 15 July 2026 |
- The first half of 2026 runs at about 132,000 a year. That is below the 2023 record.
- Headlines that say "UAE" for 158,000 are using Dubai figures. No UAE-wide total from ICP was found.
- The share of property investors among main applicants is not published.
- No official split by nationality is published. Broker reports say Indian, British and Russian buyers lead Dubai property buying.
Family permits by the sponsor's category, 2021 to the first quarter of 2026
| Sponsor's Golden Visa category | Family residencies in Dubai |
|---|---|
| Specialised talents | 167,124 |
| Real estate investors | 100,286 |
| Scientists and specialists | 70,247 |
| Investors | 37,022 |
| Retirees | 3,259 |
These are permits for family members, counted by the sponsor's category. GDRFA Dubai gave them through Khaleej Times on 15 May 2026. The article's totals do not add up cleanly, so use them with care.
New Golden Visa categories arrived in 2026 for nurses, teachers, e-sports players, content creators and Waqf donors. None is linked to property.
Sources: Gulf News, Dubai grants 66,000 Golden Visas (15 July 2026); IMI Daily, UAE Golden Visa Approval Volume Doubles to 158,000 in 2023 (25 May 2024); Khaleej Times, Over 160,000 Golden Visas issued to families in Dubai (15 May 2026); Middle East Briefing, UAE Golden Visa in 2026 (2026)
How hard is it to get a UAE Golden Visa: known problems
The application is short when the title deed shows AED 2 million or more, and most problems start with the deed value.
Sources: DLD Cube, Property Investor Golden Visa for 10 years (modified 2 October 2026); Takween Advisory, Golden Visa rejection reasons (28 September 2026); Gulf News, How non-residents can open a bank account in the UAE (29 January 2025); Middle East Briefing, UAE Golden Visa in 2026 (2026); Abu Dhabi Residents Office, Abu Dhabi Golden Visa, Investors (read 11 October 2026)
Dubai Golden Visa and residence by property in other countries
As of October 2026, Dubai gives 10 years of residence for AED 2 million with no stay rule and no passport.
The US dollar figures are rounded. They use AED 3.6725 to USD 1, which is a fixed rate. The other rates are approximate. EUR 1 is about USD 1.15. USD 1 is about SAR 3.75, QAR 3.64, BHD 0.376, OMR 0.385, THB 33 or MYR 4.3. Check a rate before you quote it.
A cell marked "check" holds a point the research could not verify.
| Programme | Minimum | What you get | Years | Citizenship path | Stay rule | Status in 2026 |
|---|---|---|---|---|---|---|
| UAE (Dubai), Golden Visa | AED 2 million property (about USD 545,000) | Residence, family, parents | 10, renewable | None | None | Open. Paid-amount rule eased 2024 and 2026 |
| UAE (Dubai), 2-year visa | No minimum for a sole owner. AED 400,000 share if joint (about USD 109,000) | Residence, family | 2 | None | Do not stay out more than 6 months | Changed April 2026 |
| UAE, retiree visa | AED 1 million property, age 55 or more (about USD 272,000) | Residence, spouse, children | 5 | None | Not stated | Open |
| Greece | EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 people. EUR 400,000 elsewhere. EUR 250,000 for conversions and listed buildings. One property, 120 sq m minimum (about USD 920,000, 460,000 or 288,000) | Residence, Schengen travel | 5, renewable | After 7 years of real residence, with exams | None | Open, changed. Law 5100/2024, tiers from 1 September 2024. Applications down 25% in 2025 (7,025) |
| Portugal | No property route. Funds EUR 500,000. Culture EUR 250,000 (about USD 575,000 or 288,000) | Residence | 2-year cards | 5 years today. A law to lengthen it was re-approved on 1 April 2026 and is not yet in force | 7 days in year one, 14 days in each two years | Property route closed October 2023 (Law 56/2023) |
| Spain | Was EUR 500,000 | Not available | Not available | Not available | Not available | Closed 3 April 2025 |
| Malta (MPRP) | Buy at EUR 375,000 or rent at EUR 14,000 a year. Add a contribution of EUR 30,000 (buy) or EUR 60,000 (rent) and an admin fee of EUR 50,000. Buy route about USD 520,000 in all | Permanent residence | Permanent. The card is renewed | Not through MPRP. There is a separate merit route | None | Open, changed 1 January 2025. Citizenship by investment ended in 2025 after the EU court ruling |
| Cyprus | EUR 300,000 plus VAT for new property from a developer. Income of EUR 50,000 a year from abroad (about USD 345,000) | Permanent residence (not Schengen) | Permanent | 7 years of residence in the last 10 | One visit every 2 years | Open. The passport scheme closed in 2020 |
| Turkey | USD 400,000 property for citizenship, held 3 years. USD 200,000 property for a residence permit (check: legal guide, not verified in detail) | Passport, or short-term residence | Citizenship is permanent | Direct | None | Open. Protected-payment system from autumn 2026 |
| Hungary | No direct property. EUR 250,000 in real-estate fund units, held 5 years. Or a EUR 1 million donation (about USD 288,000) | Guest investor permit | 10 plus 10 | 8 years of residence, language exam | None | Direct property option abolished January 2025, before use |
| Latvia | EUR 250,000 property plus a 5% state fee of EUR 12,500 (about USD 302,000) | Temporary residence, Schengen | 5 | Permanent residence at 5 years, citizenship at 10, language test | Yearly visit to renew | Open. One source says the property route closes 1 January 2027 (check) |
| Thailand Privilege | THB 900,000 (Gold, 5 years) to THB 5 million (Reserve, 20 years). No property needed (about USD 27,000 to 150,000) | Long-stay visa membership | 5 to 20 | None | None | Open. Bronze tier withdrawn 30 September 2026 |
| Thailand LTR (Wealthy Global Citizen) | USD 500,000 in Thai property, bonds or companies. USD 1 million in total assets | 10-year visa, work permit option | 5 plus 5 | None | None | Open. No 2026 change announced |
| Malaysia MM2H | Deposit of USD 150,000, 500,000 or 1 million. Plus property of RM 600,000, 1 million or 2 million for Silver, Gold or Platinum (property about USD 140,000, 233,000 or 465,000) | Long-stay pass | 5, 15 or 20 | None | 90 days a year if under 50 | Open, revised 2024. Property purchase is compulsory |
| Singapore | No property route. GIP: SGD 10 million in a business, SGD 25 million in a fund, or a family office (USD 7.7 million or more) | Permanent residence | 5-year re-entry permit | After permanent residence, at the state's discretion | Renewal criteria | Open. Real estate excluded (EDB factsheet, 21 February 2025) |
| Saudi Arabia | SAR 4 million residential, no mortgage. Off-plan: SAR 1 million or 10% paid, approved developer (about USD 1,067,000) | Premium Residency while owned | Tied to ownership | None | Not stated | Open. Product fee SAR 4,000 |
| Qatar | QAR 730,000 in freehold zones. QAR 3.65 million for permanent-residence benefits (about USD 200,000 or 1 million) | Sponsor-free residence | Tied to ownership | None | 90 days a year (one source) | Open |
| Bahrain | BHD 130,000 property (about USD 345,000) | Golden Residency | 10 | None | Not stated | Changed: cut from BHD 200,000 in late 2025 |
| Oman | OMR 250,000 in tourism-complex property for 10 years (about USD 650,000). "Owner" permit with no minimum from June 2026 | Investor residency | 10, or while owned | None | None | Changed: Royal Decree 56/2026, Decision 87/2026 |
| USA EB-5 | USD 800,000 in a targeted area or USD 1.05 million, in a job-creating project. Not a home purchase | Green card | Conditional for 2 years, then permanent | 5 years | Must actually reside | Open. First inflation rise 1 January 2027. Visa issuance paused for 75 nationalities from 21 January 2026 |
| Caribbean (5 states) | Approved real estate. Dominica USD 200,000. Grenada USD 270,000 plus a USD 50,000 fee. Antigua USD 300,000. St Lucia USD 300,000. St Kitts USD 325,000 | Citizenship and passport | Permanent | Direct | Antigua: 5 days in 5 years. Others: none found | Open. USD 200,000 regional floor since 1 July 2024. EU and US pressure continues |
| Mauritius | USD 375,000 in an approved scheme (PDS, Smart City) | Residence while owned. The holder can work | Tied to ownership | Discretionary (check) | None found | Open. Smart City minimum cut from USD 500,000 |
| Panama | USD 300,000 property (Qualified Investor). Check the rate after 15 October 2026 | Permanent residence at once | Permanent | After 5 years, not automatic | One visit every 2 years | Open. The USD 300,000 rate is an extension that may end (check) |
Processing time, tax and letting, by programme
| Programme | Processing | Tax note | Can you rent it out |
|---|---|---|---|
| UAE (Dubai), Golden Visa | 7 to 15 working days | No personal income tax. Tax residence needs 90 or 183 days | Yes, short or long term |
| UAE (Dubai), 2-year visa | 10 to 15 working days | Same | Yes |
| UAE, retiree visa | 7 to 10 business days | Same | Yes |
| Greece | Months. 33,051 files pending at the end of May 2026 | Tax resident above 183 days | Long-term only. Short-term letting is banned for these properties |
| Portugal | Official 90 days. Longer in practice | Normal rules if resident | Not applicable |
| Spain | Not available | Not available | Not available |
| Malta (MPRP) | Several months (check) | Remittance basis for people not domiciled in Malta | check |
| Cyprus | 2 to 4 months | Non-dom regime if resident | Yes |
| Turkey | 6 to 12 months | Resident above 183 days, 15 to 40% | Yes |
| Hungary | 4 to 6 months | Resident above 183 days | Not applicable |
| Latvia | 2 to 3 months | Normal rules | Yes (one source) |
| Thailand Privilege | Weeks (check) | Resident above 180 days | Foreigners own condos only |
| Thailand LTR | check | Foreign income remitted is exempt | Yes |
| Malaysia MM2H | Months (check) | Territorial | Yes, subject to state rules |
| Singapore | 9 to 12 months (check) | Normal rules | Not applicable |
| Saudi Arabia | check | No personal income tax | check |
| Qatar | check | No personal income tax | Yes, in zones |
| Bahrain | check | No personal income tax | Yes, in freehold areas |
| Oman | check | Personal income tax planned from 2028 on high incomes (check) | Yes, in complexes |
| USA EB-5 | Well over a year | Worldwide taxation | Not applicable |
| Caribbean (5 states) | 3 to 6 months | Mostly no tax on foreign income | Usually hotel-share units with a rental pool |
| Mauritius | check | 15% flat (check) | Yes |
| Panama | 30 to 60 days | Territorial | check |
What the comparison shows
- Europe has closed routes or raised prices. Spain is shut. Portugal and Hungary no longer take a home purchase. Greece costs EUR 800,000 in the places most buyers want.
- The UAE is now the cheapest programme with 10 years, no stay rule, short-term letting and no tax on rent or gains.
- The UAE gives no passport and no route to one. Greece, Cyprus, Portugal, Latvia, Panama and the USA do. Turkey and the Caribbean give a passport directly.
- Gulf neighbours are cheaper: Qatar at USD 200,000 and Bahrain at USD 345,000. Saudi Arabia costs twice Dubai and bans mortgages.
Sources: IMI Daily, Every Gulf State Now Runs a Golden Visa (13 July 2026); Yahoo News, The countries where you can still buy European residency (about March 2026); Movingto, Greece Golden Visa applications fall (10 July 2026); Ancova, Caribbean Citizenship by Investment 2026 (21 July 2026); Singapore EDB, Global Investor Programme factsheet (21 February 2025)
Which UAE residence visa suits which property buyer
The Golden Visa suits a buyer with AED 2 million or more, and the 2-year visa suits a buyer below that line.
| Buyer | Best fit | Why |
|---|---|---|
| Overseas investor with one flat under AED 2 million, who wants to visit freely | 2-year investor visa | No minimum value since April 2026. The cost is about AED 10,000 every two years. A six-month absence rule applies |
| Family relocating, budget AED 2 million or more | Golden Visa | One fee for 10 years. Parents are included. No absence rule |
| Buyer who lives abroad and wants a second base | Golden Visa | It is the only one of these visas with no stay requirement |
| Mortgage buyer with 20 to 25% down on AED 2 million or more | Golden Visa in Dubai, after a written check with DLD Cube | The paid-amount rule is eased, but the official page is inconsistent |
| Off-plan buyer | Golden Visa only if the DLD Cube eligibility check passes for that developer and Oqood | The rules on the paid share are unclear |
| Couple buying jointly under AED 4 million | One spouse applies and sponsors the other | DLD Cube rule |
| Two friends or siblings buying together | Each needs an AED 2 million share for 10 years, or an AED 400,000 share for 2 years | DLD Cube; DLD page |
| Retiree aged 55 or more, AED 1 million flat, no mortgage | 5-year retiree visa | Half the minimum. The fee is AED 6,984.75 |
| Buyer whose real goal is a second passport | Not the UAE | Turkey and the Caribbean give a passport. Some countries give residence that leads to citizenship |
| Buyer whose real goal is a tax residency certificate | Golden Visa, plus 90 days a year in the UAE and a home there | Cabinet Decision 85 of 2022 |
| Abu Dhabi buyer | ADRO route | It needs AED 2 million of equity |
To test a budget against area returns, use the Investor board. To see which past purchases gained value, use the scorecard.
Sources: DLD Cube, Property Investor Golden Visa for 10 years (modified 2 October 2026); Dubai Land Department, Investor Residence Application (Taskeen) (read 11 October 2026); Dubai Land Department, Golden Visa, Retired (read 11 October 2026); PwC, UAE tax residence (2023); Abu Dhabi Residents Office, Abu Dhabi Golden Visa, Investors (read 11 October 2026)
Golden Visa property: questions to ask before paying
Ask these 18 questions, and get each answer in writing, before you pay a reservation fee or a deposit.
- What exact figure will appear on the Oqood or title deed? Is it AED 2,000,000 or more after every discount, rebate and waiver?
- If the deed will be under AED 2 million, what does a DLD valuation cost? What happens if it comes in low?
- For off-plan: has the DLD Cube eligibility check been passed for this developer and project? Can I see the email?
- For off-plan: how much must be paid before I can apply? Who says so, in writing?
- For a mortgage: will my bank issue the no-objection letter in DLD's wording? What does it cost and how long does it take?
- Does the "free Golden Visa" cover my spouse, children and parents, or only me? Does it cover insurance, attestation and the medical?
- Is the visa promise written into the SPA? What is my remedy if the visa is refused?
- Are we buying jointly? Whose share counts, and is each share large enough?
- Is the property in Dubai and freehold, in my personal name and not a company's?
- Does my name on the SPA match my passport letter for letter?
- Can my sons over 18 be sponsored, and until what age? Ask GDRFA, not the agent.
- What happens to my family's visas if I sell, refinance or transfer the unit to a spouse?
- What is tested at renewal in 10 years: the old deed value or a new valuation?
- How many days must I spend in the UAE for a tax residency certificate that my home country will accept?
- Which bank will open a resident account once I have the Emirates ID? What minimum balance does it need?
- What does family health insurance cost each year for our ages?
- Is the unit priced above comparable units in the same building because it clears the visa line?
- If my aim is a passport or EU access, why am I buying here and not in a country that offers one?
Sources: Dubai Land Department, Golden Visa application, Investor (read 11 October 2026); DLD Cube, eligibility check (modified 2 October 2026); Takween Advisory, Golden Visa rejection reasons (28 September 2026)
UAE Golden Visa: common questions
The short answers below use the same official figures as the sections above, as of October 2026.
What is the 10 year golden visa in Dubai?
It is a 10-year residence permit with no employer or sponsor. A property investor qualifies with Dubai property worth AED 2 million or more in their own name. It is renewable while the property is kept.
Who is eligible for a Dubai golden visa?
On the property route, an owner of Dubai property worth AED 2 million or more is eligible. The property must be wholly owned and registered in the applicant's name. One property or several can make up the value.
How much to invest in Dubai for golden visa?
AED 2,000,000, which is about USD 544,600. The 4% DLD registration fee and the agent's commission do not count toward it. The test is the value on the title deed.
How to get golden visa UAE through property?
Buy qualifying Dubai property, enter the UAE, and apply online through DLD Cube. You then take a medical test and give Emirates ID biometrics. GDRFA issues the permit by email.
How to apply for golden visa UAE if I am abroad?
You cannot apply from abroad. DLD Cube says a person outside the country cannot apply. You can run its online eligibility check first, then travel to the UAE to apply.
What are the golden visa requirements for documents?
You need a passport valid for more than 6 months, the title deed or Oqood, a photo and UAE health insurance. A financed property also needs a bank no-objection letter or a developer statement of account.
How much does the golden visa application cost?
The main applicant pays AED 9,884.75 on the DLD page and AED 9,984.75 at DLD Cube. Each family member costs AED 5,774.50. A couple with two children pays about AED 28,000 to 30,000 in government fees.
Can I get Dubai citizenship if I buy a house?
No. Buying a home can give a residence visa. It gives no citizenship, no passport and no route to either.
What happens after 10 years of golden visa in Dubai?
You can renew for another 10 years while you keep the property. Renewal costs AED 9,519.75 at DLD Cube, as of October 2026. The research could not confirm whether a new valuation is needed at renewal.
How hard is it to get a UAE golden visa?
DLD quotes 7 to 10 business days when the title deed shows AED 2 million or more. Files fail on a deed value under AED 2 million, a wrong bank letter, off-plan rules or co-owner shares. GDRFA decides every case.
Can US citizens get a Dubai golden visa?
The DLD conditions set a property test and name no nationality bar. Citizens of Iran, Pakistan, Iraq, Libya and Afghanistan must add a national ID. Every applicant passes a security check.
Is it worth getting a Dubai golden visa?
That depends on your aim. It costs about AED 10,000 once for 10 years, against about AED 41,000 over 10 years for the 2-year visa. It gives no passport, and the visa alone gives no tax residency certificate.
Do I need a UAE golden visa return permit after six months abroad?
The research found no return permit rule for the Golden Visa. DLD Cube says a Golden Visa holder can stay outside the UAE for unlimited time. The 2-year visa and ordinary visas lapse after six months abroad.
What are the UAE golden visa benefits for family?
The spouse, children and parents can get residence for the same 10 years. Daughters qualify while unmarried. For sons, sources disagree between no age limit and age 25, so confirm with GDRFA.
Is there a property in Dubai with visa below AED 2 million?
Yes. The 2-year investor visa has no minimum value for a sole owner since April 2026. Each joint owner needs a share of AED 400,000 or more. A retiree aged 55 or more needs AED 1 million.
What is the investors visa Dubai offers for two years?
It is a 2-year UAE residence visa for the owner of a Dubai property, handled by DLD. The fee is AED 10,212.50 on the DLD page. It lapses after six months outside the UAE.
Can I get a golden visa property with a mortgage?
Yes, a mortgage is allowed with a bank no-objection letter. Sources disagree on how much must be paid first, and the DLD page contradicts itself. Ask DLD Cube in writing.
Can foreigners buy off-plan properties in Dubai and get a golden visa?
Off-plan has been accepted since 3 October 2022 from approved developers. No public list of approved developers exists. Sources disagree on the paid share, so run the DLD Cube eligibility check before paying.
Does a UAE residence visa give a tax residency certificate?
No, the visa alone does not. A holder with a home in the UAE needs 90 days or more in 12 months. Some treaty partners ask for 183 days.
Is there an AED 100,000 lifetime UAE golden visa?
No. Overseas agencies marketed it in 2025 and ICP denied it. The Golden Visa is not for life. It is renewable while the conditions are met.
Sources: Dubai Land Department, Golden Visa application, Investor (read 11 October 2026); DLD Cube, Property Investor Golden Visa for 10 years (modified 2 October 2026); Dubai Land Department, Investor Residence Application (Taskeen) (read 11 October 2026); PwC, UAE tax residence (2023); Middle East Briefing, UAE Golden Visa in 2026 (2026)