Čeština
English
A Dubai Golden Visa is a ten-year residence visa you can get as the owner of property worth at least 2,000,000 AED. If your property falls short of that threshold, you can apply as an owner for a two-year residence visa instead. The rules have changed several times in recent years, though, and the official sources still contradict each other on some points. As of 10 November 2026 we went through them directly on the websites of the Dubai Land Department (DLD), Dubai's immigration authority (GDRFA) and the federal Authority for Identity, Citizenship, Customs and Port Security (ICP), and set out what applies, what it costs and where a specific case needs to be assessed individually.
Table of Contents
What is the Dubai Golden Visa and what does it give you?
The Golden Visa is a ten-year residence visa that can be renewed when it expires, provided you still meet the same conditions. Older overviews, including the table on the government portal u.ae, still give five years for property. That applied until 2022, and today the DLD land registry, the GDRFA immigration authority and the federal ICP all state ten years. For property owners the visa is issued by Dubai's immigration authority, GDRFA, on the basis of ownership verified by the DLD.
- Ten years without a sponsor. The visa is not tied to an employer or any other person, and according to the ICP guide you do not need a sponsor.
- No limit on time spent outside the UAE. With a regular residence visa you must return to the Emirates at least once every six months (u.ae), but according to GDRFA, Golden Visa holders are exempt from this rule.
- Family. You can sponsor your husband or wife, children of any age (as long as they are not married) and your parents on your visa. They receive residence permits for the same period as you, so for up to ten years. You can also sponsor domestic workers.
- Emirates ID. The process includes the identity card for UAE residents, also valid for ten years.
A Golden Visa does not, however, mean citizenship, nor does it automatically make you tax resident in the UAE. We come to taxes below.
How much must a property be worth to qualify for a Golden Visa?
At least 2,000,000 AED. According to the DLD conditions, this can be one or more properties that you wholly own and that are registered in your name. Their values are added together, so two smaller apartments that together reach at least 2,000,000 AED are also enough.
- Which value counts. In its service description the DLD refers to the purchase price at the time of purchase. GDRFA also accepts a valuation certificate from an office licensed by the DLD, so an apartment that has gained value since purchase may qualify even with a lower purchase price. You are not entitled to this, though: the authority decides. A DLD valuation of an apartment costs 4,000 AED plus small fees according to the DLD, and if you apply through a service centre, the centre's own fee is added. The Cube centre gives a different amount, so we check the price in advance.
- Joint ownership. If you own the property together with someone else, GDRFA requires your share to be worth at least 2,000,000 AED.
- Married couples. The DLD service centre Cube states that for an apartment owned jointly by spouses and worth 2,000,000 to 4,000,000 AED, only one of them applies (the one with the larger share if the shares are unequal) and sponsors the other as a family member. The marriage certificate must be attested by the UAE Ministry of Foreign Affairs (MOFA) and officially translated into Arabic.
- Dubai Land Department only. According to the Cube centre, property in another emirate or in the DIFC district does not count towards the application.
Can you get a Golden Visa with a mortgage?
Yes, the property can be financed with a loan from a bank in the UAE. According to the service terms on the DLD page, the bank must issue a no-objection letter (NOC) confirming that it does not object to the visa being issued, and stating the amount paid and the balance outstanding.
How much must already be paid off, however, is not stated consistently on the official websites. The DLD terms set no minimum, while the description of the same service on the same page mentions a bank letter confirming 2 million AED paid. Two GDRFA pages differ in the same way. Before you buy an apartment with a mortgage for the sake of the visa, we will check what the authority requires in your specific case.
Can you get a Golden Visa for an off-plan apartment?
You can, but it is not automatic. In its Golden Visa guide, the federal ICP states that buying one or more off-plan units with a total value of at least 2,000,000 AED also counts, provided you buy them from a developer approved by the local authority. The Dubai Land Department does not publish off-plan conditions for its service and lists a title deed among the required documents. For property bought from a developer, the Cube service centre asks for a statement of payments, which is why we check such a case before the contract is signed.
If you are buying an off-plan apartment on a payment plan and the visa is the main reason for the purchase, tell us before you sign the purchase agreement. We will then choose the project and the payment plan with the visa conditions in mind. We offer projects where the starting price exceeds the 2 million AED threshold, for example Artistry Residences in Design District, Cove by Ellington or Hado by Beyond on Dubai Islands. How the whole purchase of an investment property works with us is covered separately.
How much does a Golden Visa cost?
For the main applicant, 9,884.75 AED according to the DLD fee schedule. On top of that comes health insurance, which you and your family must hold for the entire validity of the visa (ICP), and possibly a property valuation and certified translations of documents.
| Item | Amount |
|---|---|
| Medical examination | 700 AED |
| Emirates ID for 10 years | 1,153 AED |
| Confirmation of residence permit for 10 years | 2,856.75 AED |
| DLD fee | 4,020 AED |
| Administrative fees | 1,155 AED |
| Total for the main applicant | 9,884.75 AED |
| Each family member or parent, 10 years | 5,774.50 AED |
| Opening a family sponsorship file, one-off | 318.75 AED |
| Surcharge for each sponsored person | 100 AED |
According to the DLD, processing takes 7 to 10 working days. The Cube service centre gives a total 100 AED higher on its website, which is why we always check the fees before payment.
How does the Golden Visa application work?
Applications are submitted through the DLD's partner service centres, and the applicant must be present in the UAE in person, as nobody can apply on their behalf.
- Checking eligibility. A title deed (e-Title Deed) in your name, the bank's consent if there is a mortgage, a statement of payments for an apartment bought from a developer (according to the Cube centre), and a valuation if needed.
- Entry visa if you are outside the UAE. According to the ICP, eligible applicants who are abroad receive a six-month entry visa, renewable for another six months, so they have time to complete everything locally.
- Submitting the application. Passport, title deed, photograph, and your existing Emirates ID and residence visa if you have them. The application is accepted by one of the DLD partner centres, for example Cube or the Golden Visa office at Dubai World Trade Centre.
- Medical examination and Emirates ID. Both are included in the price in the table.
- Visa issued within 7 to 10 working days, according to the DLD.
In April 2026 Dubai's immigration authority and the Land Department signed a memorandum under which residency services for property owners will move to a single GDRFA channel. The announcement does not give a date for the transfer, and as of 10 November 2026 the DLD still lists its partner centres.
What happens if you sell the property?
You cannot sell it while the Golden Visa is valid. GDRFA requires a restriction to be registered on the property under the Dubai Land Department's procedures, to ensure that you own it for the entire validity of the visa, and states explicitly that you may not dispose of it during that time.
A Golden Visa therefore suits a property you want to hold for the long term, not an apartment you plan to sell at a profit in two years. If your plans change, the visa and the restriction at the Land Department have to be dealt with first. We have not found the exact procedure on the DLD website, so we will check it for your specific case.
According to GDRFA, the visa also stays valid only as long as you can support yourself and your family without government support. After ten years the visa can be renewed if you still meet the conditions.
What if you fall short of 2 million AED?
Then the two-year residence visa for property owners is the option to consider. According to the DLD, it is open to a sole owner regardless of the property's value and to a co-owner whose share is worth at least 400,000 AED. GDRFA sets further conditions:
- Completed property only. The property must be finished and habitable, so an off-plan apartment is not enough.
- Income. A monthly income of at least 10,000 AED or proven financial solvency, with a bank statement for the last six months attached to the application.
- The fee for the main applicant is 10,212.50 AED according to the DLD, and processing takes 7 to 10 working days. The documents include a certificate of good conduct issued in Dubai.
- Mortgage. The DLD page does not mention it for the two-year visa, while the Cube service centre asks for a letter from the bank with the application.
According to GDRFA, the exemption from the rule on time spent outside the UAE applies to Golden Visa holders, so do not count on it with a two-year visa.
Does a Golden Visa mean you stop paying tax in your home country?
No, the visa alone means nothing of the sort. Under UAE Cabinet Decision No. 85 of 2022, you become a UAE tax resident mainly through physical presence: 183 days within 12 consecutive months, or at least 90 days if you hold a residence visa and also have a permanent place of residence or work in the UAE. Whether you remain tax resident in your home country is assessed separately under that country's law. Treat this as general guidance, not tax advice, and for a specific case we recommend a tax adviser.
How can we help you with a Golden Visa?
We are a real estate agency licensed by RERA (ORN 45274) with our own office in Arjan, and we have been on the market for more than six years. We will help you choose a property that meets the visa conditions, and for each option (mortgage, off-plan, joint ownership) we check the conditions for your specific case before you buy. The visa itself is issued by GDRFA, and applications are accepted by the DLD's partner service centres.
Looking for a property that qualifies for a Golden Visa? Browse our current listings of projects in Dubai, and we will go through the visa conditions for your case at an initial consultation.
Already own an apartment in Dubai and will spend most of the year outside the UAE? We will take over property management for you: letting, guests, cleaning and maintenance. How much of the rent you actually keep is covered in our article on gross and net rental yield, and what a manager does for you while you are abroad is explained in our guide to property management fees in Dubai.
Frequently asked questions
How much must a property be worth for a Golden Visa in Dubai?
At least 2,000,000 AED. It can be a single property or several properties in Dubai that together reach at least that value, as long as you wholly own them in your name. With joint ownership, your share must be worth 2 million AED. What counts is the value documented by the Dubai Land Department, usually the purchase price on the title deed.
Can I get a Golden Visa if I have a mortgage on the apartment?
Yes. The loan must come from a bank in the UAE, and the bank issues a no-objection letter (NOC) stating the amount paid and the balance outstanding. Whether the full 2 million AED must be paid off is stated inconsistently on the official DLD and GDRFA websites, even within one authority. That is why we check it for your case before you buy.
Can you get a Golden Visa for an off-plan apartment?
The federal ICP allows it if you buy off-plan from a developer approved by the local authority and the total value is at least 2,000,000 AED. The Dubai Land Department does not publish off-plan conditions and asks for a title deed among the documents. For property bought from a developer, the Cube centre asks for a statement of payments, so we check such a case before the contract is signed.
How much does a Golden Visa cost?
For the main applicant, 9,884.75 AED according to the DLD fee schedule, and processing takes 7 to 10 working days. Each family member costs 5,774.50 AED plus a 100 AED surcharge, and opening the sponsorship file costs a one-off 318.75 AED. You also need health insurance for the whole family.
Do I have to live in Dubai to keep my Golden Visa?
No. A regular residence visa requires you to return to the UAE at least once every six months, but according to GDRFA, Golden Visa holders are exempt from this rule. The visa lapses only if it expires while you are abroad. Without physical presence in the Emirates, however, you will not become a UAE tax resident.
What visa can I get with a cheaper property?
A two-year residence visa for property owners. According to the DLD, it is open to a sole owner regardless of the property's value and to a co-owner with a share worth at least 400,000 AED. GDRFA, however, requires a completed, habitable property and a monthly income of at least 10,000 AED. The fee is 10,212.50 AED.
