UAE Golden Visa
Step by step
How to apply for a UAE Golden Visa through property in Dubai
The steps for a 10-year Golden Visa based on property worth at least AED 2 million.
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Check the property value
Make sure your property or properties are worth at least AED 2 million in total.
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Prepare the documents
Prepare the title deed, your passport, a photo and, for a mortgage, a bank letter showing the amount paid.
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Apply to the Dubai Land Department
Submit the Golden Visa request for investors while you are inside the UAE.
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Complete the medical test and Emirates ID
Attend the medical test and give your biometrics for the Emirates ID.
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Receive the residence
Pay the fees; the visa is usually issued within 7 to 10 business days.
Who qualifies
| Category | Official criteria |
|---|---|
| Public investors | A deposit of AED 2 million in an investment fund or a national bank; or a company with capital of AED 2 million; or a share worth AED 2 million in a company; or a company paying at least AED 250,000 a year in federal taxes. The capital must be owned, not borrowed. |
| Real estate investors | One or more properties worth at least AED 2 million in total. Bank-financed property qualifies with an approved local bank, and off-plan property qualifies when bought from an approved developer. |
| Entrepreneurs | A small or medium business with annual revenue of at least AED 1 million and approval from an accredited incubator or authority, or ventures already sold for at least AED 7 million. |
| Specialists and talents | A job at MOHRE skill level 1 or 2, a bachelor's degree and a salary of at least AED 30,000 a month; separate tracks cover scientists, doctors, artists, athletes and other talents. |
| Outstanding students | Secondary school grades of at least 95%, or graduates of a top-100 university with a GPA of at least 3.5 within two years of graduating; UAE universities: GPA 3.5 for category A, 3.8 for category B. |
| Humanitarian pioneers | At least five years of humanitarian work, or contributions of at least AED 2 million. |
Source: ICP: UAE Golden Residency1
The UAE Government Portal still lists 5 years for the property route, while ICP and the Dubai Land Department issue the property Golden Visa for 10 years. Check the current term when you apply.1,2,3
Family and benefits
- Family: spouse, children of any age and parents can be sponsored, as can domestic workers.
- Time abroad: the 180-day absence rule that cancels ordinary residence permits does not apply.
- Applying: a six-month multiple-entry visa lets you enter to complete the application; it can be extended once by six months.
- Security for the family: if the holder dies, family members may stay until their permits expire.
- Health insurance is required for the holder and the family.
Source: ICP: UAE Golden Residency; GDRFA Dubai: Golden residence for real estate and public investors1,4
Cost in Dubai
For the property route, the Dubai Land Department lists a total of AED 9,884.75 for the 10-year visa. Processing takes 7 to 10 business days, and the applicant must be inside the UAE.3
| Item | AED |
|---|---|
| Medical test | 700 |
| Emirates ID | 1,153 |
| Residence permit | 2,856.75 |
| Dubai Land Department fee | 4,020 |
| Administration | 1,155 |
| Total | 9,884.75 |
Source: Dubai Land Department: Request for Golden Visa (investor)3
Frequently Asked Questions
How much do I need to invest for a UAE Golden Visa?
ICP lists AED 2 million for public investors: a deposit, company capital or a company share. Property buyers also need property worth at least AED 2 million in total.
Can I get a Golden Visa with a mortgaged property?
Yes. ICP accepts property financed by an approved local bank. In Dubai, the Land Department asks for a bank letter showing that at least AED 2 million has been paid.
Can Golden Visa holders sponsor their family?
Yes. The spouse, children of any age and parents can be sponsored, as can domestic workers.
Does the Golden Visa lapse if I live abroad?
No. GDRFA Dubai states that the 180-day absence rule does not apply to Golden Visa holders.
Sources
- ICP: UAE Golden Residency
- UAE Government Portal: Golden visa
- Dubai Land Department: Request for Golden Visa (investor)
- GDRFA Dubai: Golden residence for real estate and public investors
Figures checked 21 October 2026. Prepared by Invest-Emirates.ae for general information. It is not investment, tax or legal advice; please confirm details with a qualified adviser before acting.