UAE Golden Visa Through Property Investment

Updated 1 October 2026

You can apply for a golden visa if you own property in the UAE bought for at least AED 2 million. Dubai Land Department describes a 10-year renewable permit and lists AED 9,884.75 in fees. None of the official pages we read mentions off plan units, and DLD asks for a title deed, so check with GDRFA before counting an unfinished unit.

What counts toward the AED 2 million?

Three official pages describe the rule, each slightly differently. Dubai Land Department says the purchase value must be AED 2 million or more at the time of purchase. GDRFA Dubai allows one property or a group of properties with a total value of at least AED 2 million, certified by a DLD property status certificate. The federal ICP service asks for a letter from the land registry confirming ownership worth at least AED 2 million and says the property must be fully owned by the investor.

Does a mortgaged property qualify?

GDRFA says mortgaged property is acceptable and that a lien is placed on it for as long as you hold the visa. DLD adds a condition: for a mortgaged property, a bank letter showing AED 2 million paid. Read together, a mortgage is fine as long as what you have paid reaches the threshold.

Can an off plan unit qualify?

The pages above don't mention off plan property, and DLD's document list asks for a title deed or electronic certificate of title. An off plan buyer has an interim registration (Oqood) until handover, not a title deed. Before you buy a unit for the visa, ask GDRFA or DLD in writing whether your Oqood registration will be accepted.

Is the visa valid for 10 years or 5?

DLD and GDRFA both describe a 10-year permit that can be renewed while you keep the property. The federal u.ae golden visa page lists 5 years for real estate investors. We can't settle the difference from the outside, so confirm the term you'll get when you apply.

What DLD charges for the application

DLD lists these fees for the 10-year investor permit:

Medical examination: AED 700
Emirates ID for 10 years: AED 1,153
Residency confirmation: AED 2,856.75
Dubai Land Department fees: AED 4,020
Administrative fees: AED 1,155

That totals AED 9,884.75. The application is made at a DLD service center, and DLD gives seven to ten business days as the processing time. Each family member costs AED 5,774.50 for a 10-year permit, plus AED 318.75 to open a family file and AED 100 per person sponsored. DLD says a spouse, children and parents can be sponsored.

Which projects on our list start at AED 2 million or more?

We count 586 of 2,716 projects with a starting price of AED 2 million or above. A starting price is the cheapest unit, so larger units in cheaper projects can cross the threshold too. Dubai villas and Dubai penthouses are the shortest lists to scan.