The UAE Golden Visa is a long-term residence visa. One of the most popular routes is property investment. If you own property in Dubai with a registered value of at least AED 2 million, you can usually apply for a renewable 10-year residence visa and sponsor your family. This guide explains the rules as they are generally applied, the documents you need and the common questions. Rules and fees are set by the authorities and can change, so always confirm current requirements before you buy specifically for a visa.
Who issues it
For Dubai property, applications are handled through the Dubai Land Department (DLD), often at its Cube or customer centres, together with the General Directorate of Residency and Foreigners Affairs (GDRFA) Dubai. Medical tests and Emirates ID are part of the process.
The main property rules
| Rule | How it generally works |
|---|---|
| Minimum value | AED 2 million or more, based on the value registered with DLD |
| Visa length | 10 years, renewable while you keep qualifying |
| Mortgaged property | Can qualify. A letter or NOC from your bank is needed |
| Off-plan property | Can qualify, based on the DLD-registered value. Check any developer or project conditions |
| Several properties | Values can usually be combined to reach AED 2 million |
| Joint ownership | Your own share must be worth AED 2 million or more |
| Spouses | Jointly owned property between spouses may be treated together. Confirm with DLD |
| Family | You can sponsor your spouse and children, and in some cases other dependants |
Mortgaged property
Previously, owners of a mortgaged or payment-plan home had to have paid at least AED 1 million up front for it to count. That upfront payment rule has now been removed, and a mortgaged home qualifies on its full registered value of AED 2 million or more, with a no-objection letter from the lending bank. This makes the route open to many more buyers. DLD's own service page still asks for a bank letter showing the amount paid and the balance outstanding, so confirm the current position with DLD or your conveyancer when you apply.
Off-plan property
Off-plan units registered on Oqood can count towards the threshold. In practice, some applications may ask for evidence of payments or a developer letter. If the visa is your main goal, ask before you sign, and read our off-plan buyer's guide.
Which value counts
It is the value registered with DLD for your purchase, usually the price on your title deed or Oqood. It is not the current market value. If you bought at AED 1.8 million and the home is now worth more, the purchase value is normally what DLD uses. Plan around the registered price.
Documents you will usually need
- Title deed or Oqood certificate showing the property value.
- Passport copy with at least six months' validity.
- Passport-size photo to the required specification.
- Bank letter or NOC if the property is mortgaged.
- Emirates ID and current visa page if you are already a resident.
- For family members: passports, photos, marriage and birth certificates, attested where required.
The process, step by step
- Buy the property and complete the transfer so it is registered in your name.
- Apply through DLD for the property investor Golden Visa. DLD requires the applicant to be in the UAE when applying, and only the applicant may attend.
- Pay the fees. Fees for the visa, medical test and Emirates ID add up to several thousand dirhams, often around AED 10,000 or more for the main applicant. Check current amounts.
- Status change if you are in the UAE on another visa.
- Medical test and biometrics for Emirates ID.
- Visa issued, then sponsor your family.
Timelines vary. Many straightforward applications complete within a few weeks.
Benefits of the Golden Visa
- Ten years of residence without an employer sponsor.
- You can stay outside the UAE for long periods without the visa lapsing, unlike standard residence visas.
- You can sponsor family members.
- Access to UAE banking, driving licence and other services as a resident.
What happens if you sell?
The visa is linked to your continued ownership of qualifying property. If you sell and your remaining Dubai property is below AED 2 million, you may lose eligibility and the visa can be cancelled. If you plan to switch properties, talk to DLD about timing first.
Lower value properties
Owners of property below AED 2 million may qualify for the two-year property investor visa. Since April 2026, DLD sets no minimum property value for a sole owner, while joint owners each need a share worth at least AED 400,000. Check with DLD for the current position before you apply.
Golden Visa and your mortgage
If you plan to borrow, check two things. First, that your bank will issue the letter DLD needs for the visa application, and how long it takes. Second, that your down payment and buying costs come from your own funds. On a home priced at AED 2 million, a resident buying a first home with an 80% loan needs AED 400,000 as a down payment plus around AED 130,000 to AED 150,000 for fees. Non-residents usually need a larger deposit. Our guide to mortgages for non-residents covers this.
Common mistakes
- Buying just under AED 2 million and expecting to qualify on market value.
- Splitting ownership with a partner so neither share reaches the threshold.
- Assuming the rule for mortgaged property without confirming the current policy.
- Forgetting that total buying costs (around 7% on top of price) do not count towards the value.
Renewing the visa
Before the visa expires, you apply to renew it using an updated title deed or ownership confirmation. As long as you still own qualifying property worth AED 2 million or more on the registered value, renewal is usually straightforward. Keep your passport valid, keep your Emirates ID details up to date, and start the renewal a few weeks before expiry so there is no gap. Family members' visas are renewed alongside yours.
Find a Golden Visa home
Browse Golden Visa homes at AED 2 million and above, or ask us about off-plan projects that qualify. Plan your total spend with the buying costs calculator, and let CBA Conveyancing handle the transfer and paperwork.
