The Dubai Golden Visa is one of the most attractive residency programmes in the world for property investors. A single qualifying property purchase grants you and your immediate family a 10-year renewable UAE residence visa — without needing a UAE sponsor and without the usual six-month re-entry requirement that limits standard residence visas.
This guide walks through exactly who qualifies, what the threshold actually means in practice, what counts as an eligible property, the application process step by step, and the questions buyers most often ask before committing.
The basics
The Golden Visa is a long-term residence visa issued by the UAE Federal Authority for Identity and Citizenship (ICP). For property investors, the route is straightforward: buy a property in the UAE worth at least AED 2 million, and you qualify.
- Duration: 10 years, renewable
- Sponsor: not required — you are your own sponsor
- Family: spouse and all children (no age limit) included
- Parents: can also be sponsored under the same visa
- Domestic staff: nanny, driver, housekeeper eligible under your sponsorship
- Travel: unlimited entry and exit — no six-month restriction
- Work: you can also work or run a business in the UAE
The AED 2 million threshold — what counts
The threshold is the net property value, after any mortgage. If you buy a villa for AED 5 million with a AED 3 million mortgage, your net equity is AED 2 million — and you qualify. The property must be in the UAE and registered under your name.
Ready properties qualify immediately. Off-plan properties from approved developers also qualify, provided the property is registered with the Dubai Land Department (DLD) under an Oqood certificate and you have paid the required amount. The list of approved developers is published by the DLD and includes all major names — Emaar, Damac, Nakheel, Meraas, Sobha, Aldar, and others.
Stack multiple properties
You do not need a single AED 2M property. You can combine up to two or three properties to reach the threshold, provided each is individually registered in your name and the combined value meets AED 2 million. This is a popular route for investors holding a portfolio of apartments rather than one large unit.
What does not count
- Properties held under company names — must be in your personal name
- Properties outside designated freehold areas if you are a non-GCC foreign national
- Off-plan from developers not on the DLD approved list
- Commercial properties used purely for investment without residential component
- Timeshares and fractional ownership
Family inclusion
One of the strongest features of the Golden Visa is family eligibility. Once your primary visa is issued, you can sponsor your spouse and children of any age under the same 10-year duration. Adult children, unlike standard family visas, do not lose their sponsorship status when they turn 18 or get married — this is a meaningful protection for families building long-term roots in Dubai.
Parents can also be sponsored under the Golden Visa. The process is the same as sponsoring family members under any UAE residence visa: you provide proof of relationship, medical clearance, and Emirates ID applications for each dependent.
Application process
Once your property is registered with the DLD, the Golden Visa application is straightforward and can be completed entirely through the Dubai REST app or via approved typing centres.
- Complete property purchase and obtain Title Deed (ready property) or Oqood certificate (off-plan)
- Apply for property investor Golden Visa through Dubai REST app, GDRFA, or ICP channels
- Submit documents: passport, Title Deed/Oqood, recent photo, current visa status
- Pay government fees (typically AED 2,800–3,800 depending on channel and add-ons)
- Complete medical fitness test at an approved DHA centre
- Provide biometrics and receive your Emirates ID
- Visa stamped — typically within 7–15 working days from application
Documents required
- Original passport, valid for at least 6 months
- Title Deed (ready property) or Oqood registration certificate (off-plan)
- Recent passport-sized photograph against white background
- Current UAE entry stamp or existing visa
- Property valuation certificate from a DLD-approved valuer (if requested)
- Marriage and birth certificates (attested) for family members
Costs to budget
| Item | Amount (AED) |
|---|---|
| Visa application fee | 2,800 – 3,800 |
| Medical fitness test | 320 – 550 |
| Emirates ID (10 years) | 1,150 |
| Property valuation (if required) | 2,500 – 5,000 |
| Per dependent (spouse / child) | ~2,500 – 3,500 |
Total cost for the primary applicant alone is typically AED 4,500–6,000. For a family of four, budget around AED 12,000–16,000 in government fees and processing costs.
After approval
Once approved, your Emirates ID and Golden Visa are valid for 10 years. You can renew at the end of the term provided you still own the qualifying property. There is no minimum stay requirement, unlike many other long-term residency programmes — you can live anywhere in the world and still maintain your UAE residence status.
If you sell the qualifying property before the 10 years are up, your visa is not automatically cancelled, but you must purchase another qualifying property or qualify under a different route before the next renewal cycle.
Common pitfalls to avoid
Read this before signing anything
The most common reason Golden Visa applications stall is incorrect property registration. If your name is misspelled on the Title Deed, if the property is registered under a company rather than your personal name, or if the developer has not yet issued the Oqood certificate, your application will be rejected. Always verify the Title Deed details before submitting.
- Buying off-plan from a developer not on the DLD approved list — verify before paying anything
- Splitting payments across multiple parties — only the registered owner qualifies
- Mortgaging more than 60% of the property value — net equity must still meet AED 2M
- Applying before your Oqood is issued — wait for the certificate before starting the visa process
Frequently asked questions
Do I need to live in the UAE to keep my Golden Visa?
No. Unlike standard UAE residence visas, the Golden Visa has no minimum stay requirement. You can spend most of the year outside the UAE and still maintain your residency status.
Can I get the Golden Visa with an off-plan property?
Yes, provided the property is registered with the Dubai Land Department under an Oqood certificate, the developer is on the DLD approved list, and your investment meets the AED 2 million net threshold.
Does the AED 2 million threshold change?
The current threshold has been stable since the 2022 expansion. We update this guide whenever government policy changes; check the publication date at the top.
Can I sponsor my adult children?
Yes. Children of any age can be sponsored under your Golden Visa, including adult children — and unlike standard family visas, they do not lose status when they turn 18 or get married.
What happens if I sell the property?
Your existing 10-year visa remains valid until expiry. To renew at the end of the term, you would need to either purchase another qualifying property or qualify under a different Golden Visa route (such as the investor, talent, or business owner categories).