How to get a UAE Golden Visa through property in Dubai
You can apply for a UAE Golden Visa as a real estate investor if you own UAE property worth at least AED 2,000,000 in total; qualifying off-plan units count, and a mortgaged property counts only with a bank letter, which the DLD says must show AED 2,000,000 paid. In Dubai the DLD handles the application, and its fees for the main applicant total AED 9,884.75. If your property is worth less, the DLD's Taskeen residence permit may fit instead.
Steps
Check the property meets the value test
Who: You
Documents:
- Title deed or Oqood certificate
- Sale and purchase agreement
The ICP requires property worth at least AED 2,000,000 in total, fully registered in your name; off-plan units count if bought from a developer approved by the local authority. The DLD's page sets the test at the purchase value at the time of purchase, and GDRFA Dubai accepts a DLD property status certificate or a valuation from a DLD-licensed office. If you own a share of a jointly owned property, GDRFA requires your share to be worth at least AED 2,000,000.
If the property is mortgaged, get the bank letter
Who: Your bank
Documents:
- Bank no-objection letter showing the amount paid and the balance
The DLD accepts a mortgaged property with a bank no-objection letter; its page also says a bank letter showing AED 2,000,000 paid is required for a mortgaged property, so check your equity before you rely on this route.
Arrange health insurance
Who: You
Documents:
- Health insurance policy for you and each family member
The ICP requires comprehensive, valid health insurance for you and your family throughout the residency.
Apply through the DLD while in the UAE
Who: You, with the DLD
Documents:
- Passport
- Electronic title deed
- Personal photo
- Emirates ID, if you have one
- Current residence permit or entry permit, if any
The DLD's Golden Visa investor service requires the applicant to be inside the UAE. Submit the documents and pay the published fees through the DLD service.
Add your family
Who: You, with the DLD
Documents:
- Family documents listed on the DLD service page
You can sponsor your spouse, children and parents, each with their own fee.
Keep the property while the visa is valid
Who: You
Documents:
- Title deed
GDRFA Dubai says a lien is placed on the property, following DLD procedures, so that you keep ownership for as long as the Golden Residency is valid.
Costs and fees
| Cost | Amount |
|---|---|
| Medical examination | AED 700 |
| Emirates ID | AED 1,153 |
| Residency permit confirmation | AED 2,856.75 |
| Dubai Land Department fees | AED 4,020 |
| Administrative fees | AED 1,155 |
| Total, main applicant (DLD figure) | AED 9,884.75 |
| Family member residence permit, each | AED 5,774.5 |
| Parent residence permit, each | AED 5,774.5 |
| Family sponsorship file opening | AED 318.75 |
| Added for each sponsored person | AED 100 |
Source: dubailand.gov.ae. Data as of .
How long the Golden Visa lasts: what each official page says
| Authority | What its page says |
|---|---|
| ICP, the federal issuing authority | 10 years for investors in the real estate sector |
| GDRFA Dubai | Valid for 10 years and can be extended if the same conditions are met |
| Dubai Land Department | A renewable residence permit of 10 years for owners of property worth AED 2,000,000 or more |
| u.ae government portal | Its summary table lists 5 years for real estate investments: to be confirmed, as it differs from the issuing authorities |
Sources: ICP Golden Residency page; GDRFA Dubai service page; DLD Golden Visa investor service; u.ae Golden Visa page. Data as of .
Golden Visa or Taskeen?
| Golden Visa (real estate) | Taskeen (DLD investor residence) | |
|---|---|---|
| Property value | AED 2,000,000 or more | Any value for a sole owner; a co-owner's share must be worth at least AED 400,000 |
| Off-plan | Allowed if bought from an approved developer | Electronic title deed required |
| Length | 10 years, renewable | 2 years |
| Main applicant fee (DLD) | AED 9,884.75 | AED 10,212.5 |
| Notable extra requirement | Health insurance; applicant inside the UAE | Good conduct certificate issued in Dubai; applicant attends in person |
Sources: ICP; DLD Golden Visa investor service; DLD Taskeen investor visa service. Data as of .
How long it takes and lasts
| Stage | Time |
|---|---|
| DLD expected completion, from | 7 business days |
| DLD expected completion, up to | 10 business days |
| Validity, per ICP, GDRFA Dubai and the DLD | 10 years |
Figures as of ; sources: dubailand.gov.ae, icp.gov.ae.
Documents checklist
- Passport
- Electronic title deed (or Oqood certificate for off-plan)
- Personal photo
- Emirates ID and current residence permit, if any
- Bank no-objection letter, if mortgaged
- Health insurance for you and your family
- Family documents for each sponsored person
Common mistakes
- Counting on a future valuation instead of the value the DLD and GDRFA accept.
- Buying off-plan without confirming in writing that the developer is approved for Golden Visa applications.
- Borrowing so much that the paid amount falls short of what the DLD asks for on a mortgaged property.
- Applying from outside the UAE: the DLD requires the applicant to be inside the country.
Frequently asked questions
How much property do I need to buy for a UAE Golden Visa?
At least AED 2,000,000 in total, in one or more properties registered in your name. Off-plan units from approved developers can count, and so can a property financed by an approved local bank, but for a mortgaged property the DLD asks for a bank letter showing AED 2,000,000 paid.
How long is the property Golden Visa valid?
10 years, renewable, according to the ICP, GDRFA Dubai and the DLD. The u.ae portal's summary table shows 5 years for real estate investments, which differs from the issuing authorities, so confirm the term when you apply.
Can I get a Golden Visa with a mortgage?
Yes, if your bank issues a no-objection letter showing the amount paid and the balance. The DLD page also refers to a bank letter showing AED 2,000,000 paid on a mortgaged property, so the equity you hold matters.
How much does the Golden Visa cost through the DLD?
The DLD's published fees for the main applicant total AED 9,884.75, and each family member or parent costs AED 5,774.5 plus AED 100 per sponsored person. Fees change, so check the DLD page before you apply.
What if my property is worth less than the Golden Visa threshold?
The DLD's Taskeen investor residence may fit: it runs for 2 years, a sole owner qualifies regardless of property value, and a co-owner's share must be worth at least AED 400,000.
Does Eagle Star approve Golden Visas?
No. The authorities decide every application; we can help you check whether a property meets the published conditions before you buy.