Golden Visa Through Property Investment in Dubai Requirements Guide

You need to invest a minimum of AED 2 million (approximately £430,000) in Dubai real estate to qualify for the 10-year Golden Visa. This threshold is based on the property’s value as confirmed by a Dubai Land Department (DLD) valuation certificate or the purchase price — not simply the current market estimate. Your property must be freehold and legally registered in your name with the DLD.
If you’re looking for a shorter-term option with a lower threshold, you have two primary alternatives:

The 2-Year Property Investor Visa: Available for investments of AED 750,000 or more.
The 5-Year Retirement Visa: Available specifically for investors aged 55 and over who invest a minimum of AED 1 million.

Mortgaged properties are eligible provided the property value meets AED 2M and supporting documentation from the bank or developer is supplied. Previously, there was a minimum down-payment requirement of AED 1 million (50%), but this has been removed.
You will need a No Objection Certificate (NOC) from your bank, along with a statement of the outstanding mortgage balance. The DLD will verify that the property’s valuation meets the AED 2 million threshold. Your bank must also be prepared to issue supporting documentation for immigration purposes, so it’s worth coordinating your mortgage and visa applications from the outset.

Yes. The AED 2 million investment threshold can be met by combining the value of multiple properties, provided all are freehold and registered in your name with the Dubai Land Department. For example, you could hold two apartments each valued at AED 1 million, or any combination that totals AED 2 million or more. Each property will need its own title deed or e-certificate, and the DLD will assess the combined valuation.

Yes, off-plan properties can qualify for the Golden Visa, and recent rule changes have made this route easier for investors. Previously, you had to demonstrate that you had already paid a minimum of AED 2 million in cash equity toward the property before applying. This rule has been scrapped.
Today, you are eligible to apply as long as the total purchase price of your off-plan property is AED 2 million or more. Off-plan properties may qualify if the total value is AED 2M+, but authorities may require evidence of significant payments or developer confirmation before the visa can be issued.
You will need to provide your Oqood (official off-plan registration with the DLD), a copy of your Sale and Purchase Agreement (SPA), and a No Objection Certificate (NOC) or statement of account from the developer confirming that your payment plan is in good standing.

Yes. Golden Visa holders can sponsor their spouse, children (including adult children, subject to eligibility rules), and parents for the same residency period. You can also sponsor domestic workers such as nannies or drivers.
Family sponsorship is available under both the 5-year and 10-year visa routes. Each sponsored family member will need to undergo their own medical examination and Emirates ID processing, and additional government fees apply per dependent.

Processing times vary depending on how quickly you submit complete documentation and the complexity of your application. For property investors with straightforward paperwork, approvals can come through in as little as one to two weeks.
More typically, the end-to-end process — from document submission through medical examination to visa issuance — takes between two and six weeks. Delays are most commonly caused by incomplete documentation, so thorough preparation is key.

As a guide based on early 2026 fees, the main government costs for a 10-year property investor Golden Visa are approximately AED 9,885. This breaks down roughly as follows: DLD fees (AED 4,020), confirmation of residency permit (AED 2,856.75), Emirates ID (AED 1,153), administrative fees (AED 1,155), and medical examination (AED 700).
Additional costs may apply for document attestation, translation, and any professional advisory fees. If you are sponsoring family members, each dependent will incur separate government charges.

No. One of the key advantages of the Golden Visa over standard UAE residence visas is that there is no mandatory minimum stay requirement. Holders can spend extended periods outside the UAE without the visa being automatically cancelled.
This makes the Golden Visa particularly attractive to UK investors who want to maintain a base in Dubai without relocating full-time. That said, you will need to keep your property investment (or qualifying asset) in place for the duration of the visa.

Yes. Renting out your property does not affect your Golden Visa eligibility. You can generate rental income from your investment while retaining your long-term residency status. The key requirement is that you continue to own the qualifying property — it is the ownership, not the occupancy, that underpins the visa. If you sell the property without replacing it with another qualifying asset, your visa would become invalid.

The main differences are the investment threshold and the visa duration. The 10-year Golden Visa requires a minimum property investment of AED 2 million, while the 5-year investor visa has a lower entry point of AED 1 million. Both visas are renewable, allow you to sponsor family members, and do not require a local sponsor or employer.
Both also permit extended absences from the UAE. For investors planning a long-term Dubai property portfolio, the 10-year Golden Visa offers greater stability, fewer renewal cycles, and signals a stronger commitment — which can be advantageous when dealing with banks, developers, and other parties in the UAE.