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A Dubai golden visa property is one or more homes worth at least AED 2,000,000 at purchase, owned in your name, which can qualify you for 10-year UAE residency through ICP and the Dubai Land Department (DLD). Mortgaged homes and homes still under construction can count under conditions. Below that level, Dubai also offers a 2-year investor visa with no minimum value for a sole owner. Here are the rules, fees and steps, straight from the official sources.
Do you get visa if you buy property in Dubai? Two routes compared
Yes, you can buy property in Dubai and get residency, and there are two property routes. The 10-year Golden Visa needs two million dirhams or more. The 2-year property investor visa has no minimum for a sole owner after a 2026 change.
| Golden Visa (10 years) | Property investor visa (2 years) | |
|---|---|---|
| Minimum value | AED 2m at purchase, one or more properties combined | None for a sole owner; AED 400,000 or more per co-owner's share |
| Mortgage | Allowed with an approved local bank, plus a bank NOC | Allowed with a no-objection letter from the bank or developer |
| Off-plan | Allowed if bought from an approved local developer (ICP) | Property must be completed and habitable (GDRFA) |
| Ownership | Wholly owned by the applicant (DLD) | Sole owner or qualifying co-owner |
| Main permit fee | AED 9,884.75 | AED 10,212.50 |
| Processing time | 7 to 10 business days | 7 to 10 business days |
| Family | Spouse, children and parents | Spouse and children (2 years), parents (1 year) |
So, do you get visa if you buy property in Dubai below the Golden Visa level? Yes, through the shorter visa explained further down.
Dubai golden visa property rules (ICP and DLD)
ICP sets the federal Golden Visa. UAE property in your name must total a minimum of AED 2,000,000, and the DLD applies the rules for homes in Dubai.
The AED 2m threshold
DLD counts the purchase value at the time of purchase, not today's valuation. You can combine several properties to reach it, but they must be wholly owned by you.
Mortgaged property
ICP allows financing, provided the loan is from an approved local bank. DLD then asks for a no-objection letter from the bank showing the amount paid and the amount outstanding. Request it early so it does not hold up your application.
Off-plan property
ICP lets you qualify with one or more off-plan units worth a combined 2 million dirhams or more, bought from an approved local developer. The DLD service page does not set out a separate process for unfinished homes, so confirm the documents with DLD before you rely on an unfinished home. My off-plan guide covers escrow and Oqood checks.
Validity and presence
ICP and DLD describe a 10-year permit, renewed automatically according to ICP. The u.ae portal listed real estate investors under five years when last updated in July 2026, so confirm the term when you apply. You must be in the UAE and attend in person; representatives are not allowed. ICP mentions a six-month entry visa for applicants outside the country.
Fees and timings
DLD lists these fees for the 10-year investor permit:
| Item | AED |
|---|---|
| Medical examination | 700.00 |
| Emirates ID (10 years) | 1,153.00 |
| Residency permit | 2,856.75 |
| DLD fees | 4,020.00 |
| Administrative fees | 1,155.00 |
| Total | 9,884.75 |
A spouse or child's 10-year family permit costs AED 5,774.50, plus AED 318.75 to open the family sponsorship file. A parent's permit is AED 5,774.50. Processing takes 7 to 10 business days.
Step by step: how to apply
- Buy and register the home. The title deed must be in your sole name, with a purchase value of 2 million dirhams or more. See what that budget buys on my prices page.
- Get a bank NOC if you have a mortgage, showing what is paid and outstanding.
- Check eligibility for the Golden Visa. UAE property owners can use ICP's online eligibility check first.
- Gather documents: passport, e-title deed, personal photo, Emirates ID and current residence permit if you have them.
- Go to a service centre in person, submit the documents and pay the fees.
- Complete the medical examination at the centre.
- Receive the residence permit by email, usually within 7 to 10 business days.
- Arrange health insurance, which ICP requires for you and your family for the whole validity period.
Need help matching a home to these rules? Book a consultation and I will check the title, financing and ownership structure before you buy.
Family sponsorship
ICP lets Golden Visa holders sponsor a spouse and children "regardless of their age", plus parents, and domestic workers under the usual rules. DLD adds that sons and daughters over 18 must sign an undertaking that they are unmarried. Expect to provide marriage and birth certificates, and a consulate dependency certificate for parents. Health insurance is required for each family member.
The two-year Dubai property investment visa
The two-year Dubai property investment visa, called Taskeen on the DLD site, suits buyers below the Golden Visa threshold or owners who are not ready for the larger purchase.
- Value: no minimum for a sole owner. Khaleej Times reported in April 2026 that the old AED 750,000 minimum was removed. Co-owners each need a share worth at least AED 400,000.
- Property: GDRFA says it must be completed and habitable. A local bank loan is allowed, and Khaleej Times reported that mortgaged or instalment homes need a no-objection letter from the bank or developer.
- Income: GDRFA asks for a monthly income of at least AED 10,000 or proof of financial solvency.
- Documents: as above, plus a Dubai good conduct certificate addressed to DLD.
- Fees: investor AED 10,212.50; spouse AED 7,382.25; children under 18 AED 6,482.25; parents AED 8,882.25 for one year plus AED 318.75.
The Dubai property investment visa must be renewed every two years, so compare total fees over ten years before choosing it over the Golden Visa.
Which route suits you?
- Budget of two million dirhams or more, bought outright or with a local bank loan: the Golden Visa gives ten years and wider family sponsorship.
- Smaller budget, or a ready home you own with someone else: the shorter visa works, provided each co-owner's share is AED 400,000 or more.
- Buying a home still under construction: only the Golden Visa route allows it, and only from an approved developer. The shorter visa needs a completed home.
If you want to buy property in Dubai and get residency without a large mortgage, the Golden Visa UAE property rules reward a clean, fully owned title. A Dubai golden visa property bought with a loan still works, but the bank NOC adds a step. Whichever route you pick, Golden Visa real estate Dubai checks start before you sign the sale contract, not after.
Common mistakes to avoid
- Using today's value. DLD looks at the purchase value. A home bought below the threshold does not qualify just because its value has since risen.
- Buying jointly by default. DLD requires the property to be wholly owned by the applicant. If you plan to buy with a spouse, confirm eligibility with DLD before signing.
- Forgetting the bank NOC for a mortgaged home.
- Copying old Golden Visa real estate Dubai rules. The DLD FAQ still describes older three-year and five-year property visas. Use the current ICP and DLD service pages.
- Planning to apply from abroad. You must be in the UAE and attend in person.
- Skipping health insurance for family members.
- Assuming every unfinished unit counts. The developer must be approved and the total must reach the threshold.
Homes that meet the threshold
Many homes in prime areas sit above the threshold: dubizzle's first half 2026 averages put a one bed in Downtown Dubai at about 2.45 million dirhams. DAMAC Islands 2 launched four-bedroom townhouses from AED 2.7m in November 2025, per Bayut. See DAMAC Islands, Emaar Beachfront and my current projects, and compare rental returns on my investment page.
If you are weighing Golden Visa real estate, Dubai is the market I work in every day. I will shortlist a Dubai golden visa property that fits your budget and check every document the visa needs. Book a consultation or message me on WhatsApp.
Frequently asked questions
Do you get visa if you buy property in Dubai?
Yes. Property with a purchase value of AED 2m or more can qualify for the 10-year Golden Visa, and DLD's 2-year investor visa has no minimum value for a sole owner, with AED 400,000 per co-owner. Each route needs you in the UAE in person, plus a medical exam and the fees listed on DLD's service pages.
Can I get a Golden Visa with a mortgaged property?
Yes, if the loan is from an approved local bank. DLD asks for a no-objection letter from the bank stating the amount paid and outstanding. The purchase value must still reach the 2 million dirham threshold, and the home must be wholly owned by you.
Does off-plan property qualify for the Golden Visa?
ICP allows one or more units bought before completion, worth a combined AED 2m or more, from an approved local developer. Because DLD's service page does not detail that process, confirm the documents with DLD before you buy an unfinished Dubai golden visa property for this purpose.
Can I buy property in Dubai and get residency for my family?
Yes. Golden Visa holders can sponsor a spouse, children regardless of age and parents, with health insurance for each. The 10-year family permit costs AED 5,774.50 plus AED 318.75 to open the file. Holders of the 2-year investor visa can sponsor a spouse and children for two years and parents for one year.
How much does the Golden Visa cost through property?
DLD lists AED 9,884.75 for the 10-year investor permit, covering the medical exam, Emirates ID, residency permit, DLD and admin fees. Processing takes 7 to 10 business days. Add AED 5,774.50 for each family member's permit, plus the 4% DLD transfer fee you paid when buying.
Can joint owners get a property visa in Dubai?
For the two-year investor visa, yes: each co-owner's share must be worth AED 400,000 or more. For the Golden Visa, DLD's wording requires the property to be wholly owned by the applicant, so a joint purchase may not qualify. Confirm with DLD before you sign.
