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Golden Visa
How to Get the UAE Golden Visa by Buying Dubai Property in 2026
The full sequence from purchase to permit: the AED 2 million threshold, the cash, mortgage and off-plan routes, the unified DLD-GDRFA Dubai process, fees and family sponsorship.
To get a 10-year UAE Golden Visa through property, buy Dubai freehold real estate with a Dubai Land Department value of AED 2 million or more, then apply through the unified DLD-GDRFA Dubai workflow. Under current DLD and GDRFA Dubai service conditions (accessed July 2026), cash, mortgaged and off-plan purchases can all qualify - there is no minimum paid-in amount, and mortgaged property is accepted with a bank no-objection letter.
Property types: freehold residential, ready or off-plan, single or multiple properties combined to reach AED 2M. Family: sponsor spouse, children (any age, under the golden residence rules), parents, and domestic staff (confirm numbers and terms with GDRFA Dubai). Processed by the Dubai Land Department (property verification) and GDRFA Dubai (residence permit) in one unified workflow since April 2026, with Emirates ID and biometrics via ICP.
The Property Route in One Paragraph
The property route is the most direct way for a buyer to secure UAE residency. You purchase qualifying Dubai property, the Dubai Land Department (DLD) certifies that its value reaches AED 2 million, and that certification becomes the basis of your Golden Visa nomination. Since April 2026, the application runs through a unified DLD-GDRFA Dubai workflow (MoU signed 11 April 2026): GDRFA Dubai processes the file and issues the 10-year residence, while federal identity steps (Emirates ID, biometrics) sit with ICP. You keep the visa for as long as you hold qualifying property.
The Steps, Start to Finish
Here is the full sequence, assuming you are starting from scratch:
| Step | What happens |
|---|---|
| 1. Buy or identify property | Purchase freehold residential property in a designated area, or confirm you already own property worth AED 2M+. Ready or off-plan both work. |
| 2. DLD valuation + title | DLD registers the transfer and certifies the value. DLD's published document list names an e-Certificate of Title / Title deed; for off-plan, confirm the current documentation basis with DLD or the Cube before applying. |
| 3. DLD nomination | DLD confirms the property qualifies and generates the Golden Visa nomination. |
| 4. GDRFA Dubai processing | GDRFA Dubai checks the passport, runs security clearance, and processes the residence file. |
| 5. Medical + Emirates ID | Standard medical fitness test, with Emirates ID enrolment and biometrics through ICP. |
| 6. Visa issued | GDRFA Dubai grants the 10-year residence. DLD lists 7-10 business days for its service; GDRFA Dubai lists around 5 working days for issuance once documents, medical and biometrics are complete. |
What Qualifies as Property
- Freehold residential in a designated area (foreign freehold is allowed only in Dubai's designated communities, defined under Regulation No. 3 of 2006).
- Ready or off-plan - off-plan qualification on recorded contract value is reported by investment-migration press; confirm the current off-plan documentation basis with DLD or the Cube before applying.
- One property or several combined to reach the AED 2M line.
- Held in your name. Spouses can combine one property with a marriage certificate attested by MOFA and legally translated into Arabic; if the combined value is below AED 4 million, only one spouse can be the principal Golden Visa holder and then sponsors the other, and with unequal shares the highest shareholder applies as principal. For non-spouse joint owners, each owner's share must itself be at least AED 2 million (GDRFA).
Not sure if your property qualifies?
Ownership shares, spouses, mortgages and off-plan - see the exact route and property value that unlocks your visa.
Do you qualify? →What It Costs
Beyond the property price, budget for these government fees. The DLD property transfer fee of 4% of the property value (about AED 80,000 on a AED 2M home), plus admin fees, is a purchase cost, separate from the visa fees below. The DLD Golden Visa (Investor) fee schedule lists, per applicant; confirm current amounts with DLD and GDRFA Dubai at the time you apply:
| Item | Fee (AED) |
|---|---|
| Medical examination | 700.00 |
| Emirates ID (10 years) | 1,153.00 |
| Residency permit confirmation | 2,856.75 |
| DLD fees | 4,020.00 |
| Administrative fees | 1,155.00 |
| Total visa fees per applicant | 9,884.75 |
How Long It Takes
Once the property is registered and your documents are ready, the visa side is fast: DLD lists 7-10 business days for its service, and GDRFA Dubai lists around 5 working days for issuance once documents, medical and biometrics are complete (the April 2026 unified platform targets five working days, down from 3-6 weeks). The longer part is usually the property purchase itself, not the visa. Timelines vary by developer and by how complete your paperwork is; confirm current processing times with GDRFA Dubai.
Bringing Your Family
The 10-year visa lets you sponsor your spouse and children - including children of any age under the golden residence rules (Cabinet Decision 65/2022 as applied by ICP and GDRFA) - and your parents (the DLD fee schedule prices parents at AED 5,774.50 each). Domestic workers can also be sponsored; confirm numbers and terms with GDRFA Dubai. Dependant permits generally match the principal's 10-year term (GDRFA reporting); confirm parent and staff terms with GDRFA Dubai before filing.
Frequently Asked Questions
What is the minimum property value for the Golden Visa?
AED 2 million, certified by the Dubai Land Department. Under current DLD and GDRFA Dubai service conditions, this is the single qualifying line - no minimum paid-in amount applies.
Do I have to pay cash for the property?
No. Under current DLD and GDRFA Dubai service conditions, cash, mortgaged (with a bank no-objection letter) and off-plan instalment purchases can all qualify. What matters is the DLD-certified value reaching AED 2 million on your application date.
Can I use off-plan property?
Yes, off-plan property can qualify. Qualification on the recorded contract value of AED 2 million or more is reported by investment-migration press; DLD's published document list names an e-Certificate of Title / Title deed, so confirm the current off-plan documentation basis with DLD or the Cube before applying.
How long does the process take?
DLD lists 7-10 business days for its service; GDRFA Dubai lists around 5 working days for issuance once your documents, biometrics and medical are complete. The property purchase itself usually takes longer. Confirm current timelines with GDRFA Dubai.
How long is the visa valid?
10 years, renewable for as long as you continue to hold qualifying property.
Who can I bring on the visa?
Your spouse, children of any age (under the golden residence rules), parents, and domestic workers. Dependant permits generally match the principal's 10-year term (GDRFA reporting); confirm parent and staff terms with GDRFA Dubai before filing.
Sources
- Dubai Land Department - Golden Visa (Investor) service page
- GDRFA Dubai - investor golden residence service
- u.ae - Golden Visa (Official UAE Government Portal)
- Regulation No. 3 of 2006 (Dubai Legislation portal)
- Gulf News, 29 April 2026 - Dubai residency by investment guide
Fees per the DLD Golden Visa (Investor) fee schedule; confirm current figures before applying. This is general information, not legal or immigration advice; rules and fees change - confirm the current position with DLD and GDRFA Dubai, or a licensed adviser, before you apply.