How to Get Dubai Golden Visa Through Property?

Dubai's Golden Visa program has transformed the real estate market. It offers long-term residency to investors who meet the property threshold. Since its launch in 2019, the program has attracted thousands of global investors. In 2026, it remains one of the most attractive residency-by-investment options worldwide.

What Is the Minimum Property Investment for Golden Visa?

The minimum investment is AED 2 million. This can be a single property or a combination of properties. The property must be completed (not off-plan) unless you have a letter from a bank or developer guaranteeing completion. You can also use a mortgage, but the equity portion must be at least AED 2 million.

Properties can be residential or commercial. However, the property value must be certified by the Dubai Land Department (DLD) or a qualified valuer. The valuation must show the property is worth AED 2 million or more at the time of application.

How Does the Golden Visa Property Process Work?

First, you purchase a property meeting the criteria. Then you get a valuation certificate from the DLD. Next, apply through the General Directorate of Residency and Foreigners Affairs (GDRFA) or the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP). The process takes 2–4 weeks.

You will need to submit your passport copy, property title deed, valuation certificate, and medical insurance. A medical fitness test and Emirates ID application are also required. Once approved, you receive a 10-year residence visa.

Can You Get Golden Visa with Multiple Properties?

Yes, you can combine the value of multiple properties to reach AED 2 million. For example, you could buy two apartments worth AED 1 million each. The total must be at least AED 2 million. All properties must be fully owned by you and free of any liens (unless the lien is a mortgage that meets the equity requirement).

Important: The properties must be purchased individually by you, not through a company. If you own property through a company, you may still qualify if you are the sole owner of that company.

How Does Golden Visa Compare to Other UAE Visas?

The Golden Visa stands out for its 10-year validity and no sponsor requirement. It also allows you to stay outside the UAE for as long as you want without losing residency. Other visas require you to enter the country at least once every 6 months.

What Are the Benefits of Golden Visa for Property Investors?

You get full residency for 10 years. You can work, study, and start a business in the UAE. You can sponsor your spouse, children (sons up to 25, daughters until marriage), and parents. There's no need for a local sponsor. You can also own 100% of your business in mainland UAE.

Another key benefit: you can keep your visa even if you sell the property. However, you must have held the property for at least 3 years before selling. If you sell earlier, you may lose the visa. After 3 years, you can sell and still renew the visa as long as you reinvest in another qualifying property within 6 months.

What Are the Costs Involved?

Application fees are around AED 4,000-5,000 for the visa. Additional costs include medical insurance (AED 1,500-3,000), medical test (AED 300-500), Emirates ID (AED 370), and typing fees (AED 200-500). Total upfront costs are roughly AED 7,000-10,000.

Property purchase costs include a 4% transfer fee to the DLD (minimum AED 4,000), agent commission (2% + VAT), and mortgage registration fee (0.25% if using a loan). So on a AED 2 million property, total purchase costs are around AED 130,000-150,000.

Can You Get Golden Visa with Off-Plan Property?

Yes, but with conditions. The off-plan property must be from an approved developer registered with the Dubai Real Estate Regulatory Authority (RERA). You must have paid at least 50% of the property value. The developer must provide a letter confirming the project completion timeline. Once the property is completed and handed over, you get the full Golden Visa.

Alternatively, you can combine an off-plan property payment plan with a completed property to reach AED 2 million. For example, if you have paid AED 1 million on an off-plan, you can buy a completed property worth AED 1 million.

Frequently Asked Questions

Can I use a mortgage to qualify for Golden Visa?

Yes, but the equity portion must be at least AED 2 million. For example, if you buy a property for AED 3 million with a 50% mortgage (AED 1.5 million loan), your equity is AED 1.5 million, which is below the threshold. You would need a property worth AED 4 million with a 50% mortgage to have AED 2 million equity.

How long does the Golden Visa process take?

Typically 2-4 weeks if documents are complete. Delays can occur if the property valuation is disputed or if medical tests need repeating.

Can I include my family in the application?

Yes, you can sponsor your spouse, children (sons up to 25, daughters without age limit), and parents. They must also pass medical tests and have valid Emirates IDs.

What happens if I sell my property?

You can sell after 3 years without losing the visa. If you sell before 3 years, your visa may be cancelled. After 3 years, you must reinvest in another qualifying property within 6 months to renew your visa.

Is the Golden Visa renewable?

Yes, it is renewable every 10 years. You must maintain property ownership or reinvest. There is no minimum stay requirement.

Can I work in the UAE with a Golden Visa?

Yes, you can work for any employer or start your own business. You don't need a sponsor for employment.

Do I need to be in Dubai to apply?

You can apply from outside the UAE through the ICP website. However, you must enter the UAE to complete medical tests and biometrics.

Interested in properties that qualify for the Golden Visa? Explore available listings to find your ideal investment. For more expert advice, read more insights on our blog. Ready to start? Speak with our advisors today.

By the Siddhi Enterprises (Real Estate) Research Team | Over 10 years of Dubai property market expertise