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Dubai Golden Visa Through Property 2026: Requirements, Cost and Steps
Dubai grants a 10-year Golden Visa to you and your family when you own property worth AED 2 million or more, with no sponsor or local job required. This guide explains the official requirements, the actual government fees, the documents you need, and how to apply through the Dubai Land Department.
What Is the Property Golden Visa?
The Golden Visa is a long-term UAE residence visa for investors and talent. The real estate route is one of the simplest ways to qualify, because it depends only on the value of your property, not on your salary or employer.
• Duration: 10 years, renewable as long as you keep the property.
• No sponsor: the property itself is the basis of your residence.
• Time abroad: unlike a standard residence visa, the Golden Visa is not cancelled if you stay outside the UAE for more than 6 months.
• Family: you can sponsor your spouse and children, as well as your parents.
Golden Visa Property Requirements
1. Property value: at least AED 2 million, from one property or several combined.
2. Full ownership: for jointly owned property, each owner's share must reach AED 2 million, with exceptions for spouses.
3. Mortgaged property: accepted, with a no-objection letter from the lending bank.
4. Off-plan property: eligible with a valid Oqood certificate from an approved developer, subject to conditions on the amount paid, so check these before you buy.
5. Presence in the UAE: you must be in the country to apply and complete the medical test.
Golden Visa Cost in 2026
Government fees for the 10-year property Golden Visa total AED 9,884.75 for the main investor, according to the Dubai Land Department:
• Medical test: AED 700.
• Emirates ID: AED 1,153.
• Residence confirmation: AED 2,856.75.
• Dubai Land Department fee: AED 4,020.
• Administrative fees: AED 1,155.
Each sponsored family member costs AED 5,774.50, plus a one-time file opening fee of AED 318.75.
Documents You Need
• Passport: valid for the application period.
• Title deed: or an Oqood certificate for off-plan property.
• Personal photo: on a white background.
• Emirates ID and current visa: if you have them.
• Bank no-objection letter: if the property is mortgaged.
How to Apply, Step by Step
1. Buy and register the property in your name: make sure the value on the title deed is at least AED 2 million.
2. Submit the application: through Dubai Land Department service centres or online services.
3. Pay the fees: at the time of application.
4. Complete the medical test: at an approved centre.
5. Receive your visa: usually by email within 7 to 10 working days.
You Do Not Need AED 2 Million in Cash
Some developers offer payment plans where you pay only 20% during construction and finance the remaining 80% with a mortgage at handover, subject to eligibility. A mortgaged property still qualifies for the Golden Visa with a bank no-objection letter, so you can secure long-term residence while spreading your investment over several years.
Choose a property that also earns rental income. With an average gross yield of 5.53% in Q2 2026, a small share of your rent can cover the visa costs.
Common Mistakes That Delay the Golden Visa
1. Buying just below AED 2 million: the value recorded on the title deed counts, not the market value.
2. Splitting ownership without checking shares: each joint owner must meet the threshold.
3. Forgetting the bank letter: mortgaged property needs a no-objection letter before you apply.
4. Not checking off-plan conditions: the required amount paid varies, so confirm it before signing.
Frequently Asked Questions
Can I get a Golden Visa with a mortgaged property?
Yes, with a no-objection letter from the lending bank.
Can I combine several properties to reach AED 2 million?
Yes. The combined value of properties you own can be counted.
How much does the property Golden Visa cost?
About AED 9,884.75 for the main investor, plus fees for each family member.
How long does the process take?
Usually 7 to 10 working days once documents and the medical test are complete.
Is the Golden Visa cancelled if I live abroad?
No. It is not cancelled for staying outside the UAE for more than 6 months.
Get Your Golden Visa With Us
At I & M Real Estate, we help you choose a property that qualifies for the Golden Visa and earns a return at the same time, and we guide you through registration until your visa is issued. Try the Golden Visa calculator on our website, or contact us anytime using the WhatsApp button.