For many buyers, the Golden Visa is part of the reason to look at Dubai. It is often summed up as "buy AED 2 million of property, get a ten-year visa". That is close, but not complete, and the gaps are where people get caught out. This guide sets out what the official sources say at the time of writing, including where they differ.
The AED 2 million threshold#
The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) says the investor must own one or more properties in the UAE with a total value of at least AED 2,000,000. GDRFA Dubai, which issues the permit in Dubai, confirms that the value can be made up of one property or a group of properties.
The Dubai Land Department (DLD), which runs a Golden Visa service for property owners, requires the property to be wholly owned by the investor and registered in the applicant's name. For property owned jointly, GDRFA says the applicant's own share must be worth at least AED 2 million.
How the value is measured#
DLD's service describes the test as a purchase value of AED 2 million or more at the time of purchase. GDRFA says the value is certified by a DLD property status statement, and that a valuation certificate from an office licensed by DLD may be accepted. The National has reported that property currently valued at AED 2 million can qualify regardless of the purchase price. Because the official wording is not identical, check how your property's value will be assessed before you rely on it.
Mortgaged property#
A mortgage does not rule you out. ICP says the property may be financed by a loan from an approved local bank, and GDRFA states that mortgaged property is acceptable. DLD's service asks for a no-objection letter from the bank showing the amount paid and the balance, and its description refers to a bank letter showing AED 2 million paid. Read literally, that means the equity you have paid, not only the property's value, needs to reach the threshold. Ask DLD or your adviser how this applies to your loan before you plan around it.
Off-plan property#
ICP accepts one or more off-plan units with a total value of at least AED 2 million, bought from an approved local real estate company. Some press reports have described further conditions, such as a minimum share of the price paid or a minimum stage of construction. We did not find those conditions on the official pages we checked, so treat them as something to confirm with DLD at the time, not as settled rules.
What the visa gives you#
| Question | What the sources say |
|---|---|
| How long? | 10 years, renewable (DLD, ICP, GDRFA). The u.ae summary table lists 5 years for property investors. |
| Do I need a sponsor? | No. The residence does not need a sponsor (ICP). |
| Family? | Spouse, children and parents (ICP, DLD). ICP says children of any age; DLD asks for an undertaking that children over 18 are unmarried. |
| Domestic workers? | May be sponsored under UAE rules (ICP). |
| Time outside the UAE? | Not limited by the usual six-month rule (u.ae, GDRFA). The permit lapses only if it expires while you are abroad (GDRFA). |
| Health insurance? | Required for the investor and family for the whole period (ICP). |
| Can I sell the property? | GDRFA places a lien on it and says it may not be disposed of during the 10-year residence. |
| Citizenship? | No. It is long-term residence (Khaleej Times). |
ICP describes Golden Residency as letting holders live, work, study and invest in the UAE. If you plan to take a job in the UAE, ask whether any separate step applies; we did not find an official page that answers it either way. GDRFA also says holders must stay able to support themselves and their family, and that it may check the conditions are still met.
Applying: you need to be in the UAE#
DLD's service requires the applicant to be inside the UAE and to attend in person; it cannot be done through a representative. ICP says eligible applicants outside the country can receive a six-month multiple-entry visa, renewable once for six more months, to complete the process.
DLD lists total fees of AED 9,884.75 for the investor's permit, covering the medical test, Emirates ID, residence and DLD's own fee. A family member's 10-year permit is listed at AED 5,774.50, plus AED 318.75 to open a family sponsorship file. GDRFA lists its own permit fee separately, so the two sets of figures should not be added together.
A checklist before you buy with the visa in mind#
Golden Visa checks
- Is the total value you will own, in your own name, at least AED 2 million on the measure DLD will use?
- If you are buying jointly, is your own share at least AED 2 million?
- If you are borrowing, how much of the price will you have paid, and will the bank issue the letter DLD asks for?
- If it is off-plan, is the developer an approved local company, and what does DLD require at the time you apply?
- Can you be in the UAE in person to apply, and do you have health insurance for everyone included?
- Are you comfortable not selling the property while you hold the visa?
The fees on a purchase at this level are set out in the real cost of buying in Dubai, and our calculator flags the Golden Visa threshold as you enter a price. Our partner pages show which developers are building where, and the FAQ answers more of the common residence questions.
The visa should be a good reason to buy the right home, not a reason to buy the wrong one. If you would like to talk it through, we are happy to help.
