UAE Golden Visa Through Property in 2026: Requirements and Costs

The Golden Visa is one of the main reasons people write to me about property. The logic is simple: buy an apartment you’d want anyway and get ten years of residency for the whole family along with it. But there are more conditions than “buy for 2 million”, and different official sources describe them differently. Here I’ve collected them from the ICP, DLD and GDRFA websites as of October 2026.

I don’t arrange visas or advise on them. This post is so you can go to an agent or to DLD already asking the right questions.

The main condition: 2 million dirhams

Under the conditions of the federal authority ICP, the investor must own one or more properties in the UAE with a total value of at least 2,000,000 AED. The properties must be registered in their name with full ownership.

The term is 10 years and renewable, according to the ICP service page. The u.ae information portal still says “5 years” for property investors: that’s a leftover from the old rules, but it’s still worth confirming the term when you apply.

What else matters:

• several properties can be combined: two apartments at 1 million each also make 2 million;
• DLD confirms the value: under GDRFA Dubai’s requirements, through a DLD property status certificate or a valuation by a DLD-licensed valuer;
• joint ownership: according to GDRFA, the applicant’s own share must be worth at least 2 million AED;
• a restriction is placed on the property for as long as the visa is valid, so that ownership is kept. If you sell the property, the basis for the visa disappears; confirm the procedure with GDRFA.

Mortgages

ICP accepts mortgaged properties if the loan comes from an approved local bank. Under the DLD service description, you need a no-objection letter from the bank stating the amount paid and the outstanding balance.

There’s a discrepancy here worth knowing about. In January 2024, according to Khaleej Times, Dubai dropped the requirement for a minimum down payment of 1 million AED for the Golden Visa. But the DLD service description as of October 2026 still mentions a bank letter confirming 2 million AED paid. So if you’re buying with a mortgage and counting on the visa, confirm the requirements for your case with DLD before you sign.

And remember the mortgage limits: for a foreigner’s first home up to 5 million AED, banks lend no more than 80% of the value; for a second or investment property, up to 60%. All the transaction costs are in my post on the costs of buying property in Dubai.

For the visa, it’s not only the property’s price that matters but how it’s held: in whose name, whether it’s mortgaged, whether the building is finished. Photo: Shixart1985, CC BY 2.0, Wikimedia Commons

Off-plan

Under ICP conditions, properties under construction with a total value of 2 million AED or more also qualify, if bought from a developer approved by the local authorities. Different sources describe the requirements on the amount already paid differently, so confirm them with DLD for your specific project. How to check a developer and a project is in my guide to buying off-plan property in Dubai.

Abu Dhabi has its own rules, and they differ from Dubai’s. On buying there, see my post on property in Abu Dhabi.

Family

Under ICP conditions, a Golden Visa holder can sponsor:

• a husband or wife;
• children regardless of age: under DLD requirements, adult children sign a declaration that they’re unmarried;
• parents;
• domestic staff, under UAE rules.

The investor and the whole family must have health insurance for the full term of the visa.

For the family, DLD asks for an attested marriage certificate, attested birth certificates for the children, photos, insurance and the sponsor’s IBAN. If the sponsor is the mother, the father’s notarised consent is required. For parents, an attested certificate from the consulate that they’re dependants.

Documents and the DLD process

According to DLD’s “Golden Visa: Investor” service description:

1. The applicant must be in the UAE and come in person: companions and representatives aren’t allowed in.
2. Documents: passport, electronic title deed or title deed, photo, Emirates ID and current residence visa if you have one.
3. At the service centre you submit the documents and pay the fees.
4. The medical test is done at the same place.
5. The permit arrives by email. The service takes 7 to 10 working days.

If you’re applying from abroad, ICP issues a 6-month multiple-entry entry visa, which can be extended for another 6 months so you can finish the process.

How much it costs

Under DLD’s tariffs as of October 2026, the 10-year investor permit costs 9,884.75 AED:

• medical test: 700 AED;
• Emirates ID for 10 years: 1,153 AED;
• 10-year residency confirmation: 2,856.75 AED;
• DLD fees: 4,020 AED;
• administrative fees: 1,155 AED.

For the family: a 10-year permit is 5,774.50 AED per person, plus 318.75 AED to open the sponsor’s file. For parents it’s also 5,774.50 AED. Add health insurance for everyone for the full term. Tariffs change, so confirm them before you apply.

If your budget is under 2 million

DLD has a separate property owner’s visa for cheaper properties, with a different term and its own conditions. Different sections of the DLD website describe the thresholds differently, so confirm them directly with the Cube centre at DLD. Other ways to get residency are in my post on the UAE residence visa.

What to check before you buy

1. The value according to DLD’s valuation, not only the contract price: it must be at least 2 million AED.
2. Whose name the property is in. With joint ownership, the value of your share.
3. Mortgage or off-plan: confirm the requirements on the amount paid with DLD for your case.
4. Insurance for the whole family for the full term.
5. Plans to sell. While the visa is valid, the property is under a restriction.

How I can help

I don’t arrange visas: DLD and specialist advisers will help you with the documents. But choosing a property is about areas, and that’s where I’m useful. I’ve lived in the UAE for more than 15 years, and in one day I can show you areas and projects in the 2 million and up budget: where it’s easy to live with a family, where the schools and the sea are close. I’ll pick you up from your hotel, we’ll drive through the places that matter, and I’ll introduce you to agents I trust.

If it’s your first time in Dubai, start with my Arabian Dream city tour.

This isn’t legal or investment advice: rules and prices change, so check them before any transaction.

Checked on 11 October 2026. Sources: ICP (Golden Residency), Dubai Land Department (Golden Visa: Investor service), GDRFA Dubai, Khaleej Times.