Dubai Golden Visa Through Property: Requirements, Steps & Costs (2026)

DLD and ICP set out the same core conditions for a property investor:

• Value: one or more properties with a total value of at least AED 2 million. DLD measures this as the purchase value at the time of purchase.
• Ownership: the property must be fully owned by you and registered in your name. Both DLD ("wholly owned by the investor") and ICP ("full ownership of the property registered in the investor's name") use this wording. If you co-own a property, confirm with DLD before you rely on it for the visa.
• Health insurance: ICP requires valid health insurance for you and your family members.
• Where you apply from: DLD's service requires the applicant to be inside the UAE. ICP says eligible applicants who are outside the UAE can get a six-month multiple-entry visa, renewable once for another six months, to complete the process.

Buying a property does not by itself guarantee approval: the residency authorities make the final decision.

Yes. ICP allows the property to be financed through a loan from an approved local bank.

DLD asks for a no-objection letter from the bank confirming that it does not object to a residence permit being issued on the property, and showing the amount paid and the remaining balance. DLD's service description refers to a bank letter showing AED 2 million paid, so ask your bank and DLD how much of the price must already be paid before you apply.

If you are still choosing a loan, our Dubai mortgage guide explains down payments and loan-to-value limits.

ICP's guide accepts investors who have bought one or more off-plan units with a total value of at least AED 2 million, provided the purchase is from an approved local real estate company authorised by the competent local authority.

DLD's investor service page lists an e-Certificate of Title or title deed among its documents and does not set out separate off-plan conditions. Before you buy off-plan with the visa in mind, confirm with DLD what registration and payment evidence it will accept for your unit. Do not assume a booking deposit alone qualifies.

Our off-plan property buying guide explains how off-plan purchases are registered.

DLD lists these documents for the investor:

• Passport
• e-Certificate of Title or title deed
• Personal photo
• Emirates ID, if you have one
• Copy of your current residence permit, if you have one
• For a mortgaged property, the bank's no-objection letter showing the amount paid and the balance

Documents such as bank letters, birth certificates and marriage certificates can be uploaded to DLD's document vault. Our Dubai title deed guide explains how to check your ownership record.

DLD sets out four steps:

1. Go to a Golden Visa service centre. DLD lists Al Manara Center (Cube), the Golden Visa office at Dubai World Trade Centre, Golden Cube, and several registration trustee offices.
2. Submit the documents and pay the fees.
3. Do the medical examination at the centre.
4. Receive your residence permit by email.

Only the applicant attends. DLD does not allow companions to apply or a representative to apply on your behalf.

DLD's expected completion time is 7 to 10 business days. The visa is issued for 10 years, and GDRFA's golden residence service for investors says it can be extended if the same conditions are still met.

DLD publishes these fees for the 10-year investor residence permit:

| Fee | Amount | |---|---:| | Medical examination | AED 700 | | Emirates ID (10 years) | AED 1,153 | | Confirmation of residency permit (10 years) | AED 2,856.75 | | Dubai Land Department fees | AED 4,020 | | Administrative fees | AED 1,155 | | Total for the main applicant | AED 9,884.75 |

DLD lists separate fees for family members:

| Family fee | Amount | |---|---:| | Family residence permit (10 years) | AED 5,774.50 | | Family sponsorship file opening | AED 318.75 | | Parents' residence permit (10 years) | AED 5,774.50 | | Added for each sponsored person | AED 100 |

These are visa charges only. Buying the property has its own costs: see our guide to the cost of buying property in Dubai. Health insurance is extra. Fees can change, so check DLD's service page before you apply.

Golden Visa holders can sponsor a husband or wife, children and parents. ICP says spouses and children can be sponsored regardless of the children's age.

DLD lists these documents for family members: a notarised no-objection letter from the father if the mother is the sponsor, an undertaking that sons or daughters over 18 are not married, the sponsor's original Emirates ID and passport, a recent photo, health insurance, a certified marriage contract, certified birth certificates and an IBAN.

For parents, DLD asks for the sponsor's original Emirates ID and passport, a certified dependency certificate from the consulate, a recent photo, health insurance, a certified birth certificate and an IBAN.