The Golden Visa through property

Three government bodies publish the rules for the property route to the UAE Golden Visa: the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), the General Directorate of Residency and Foreigners Affairs in Dubai (GDRFA) and the Dubai Land Department (DLD), which runs the application desk for property investors in Dubai. On most points they agree. On two they do not. This guide sets out what each says, as published on 29 September 2026, and where the applicant needs to ask before relying on any of it.

What the visa is

A residence permit for ten years, renewable if the conditions are still met, with no employer or sponsor needed. ICP describes it as long-term residency with automatic renewal. The holder can sponsor family: DLD's service page says the husband or wife, children and parents can be sponsored, and ICP adds that children qualify regardless of age. GDRFA says holders are exempt from the 180-day residency rule: the permit is void only if it expires while the holder is outside the country. ICP adds that an eligible applicant who is outside the UAE is granted a six-month multiple-entry visa, renewable once, to complete the process.

The property threshold

One or more properties with a total value of at least AED 2 million. DLD's page ties the figure to the purchase value at the time of purchase and asks for the title deed. GDRFA asks for the value to be certified by a property status statement from DLD, and says a valuation certificate from a DLD-licensed office may be accepted. ICP states the same AED 2 million total.

Off-plan property counts, on ICP's terms: the investor must have bought one or more off-plan units totalling at least AED 2 million from an approved local developer authorised by the competent local authority. Health insurance for the investor and family is required throughout the residency.

One or more properties with a total value of at least AED 2 million.

Where the official pages differ

Joint ownership. ICP requires full ownership of the property, registered in the investor's name. GDRFA's golden residency page accepts a share in a jointly owned property, provided the share itself is worth at least AED 2 million. DLD's page says the property must be wholly owned by the investor under the applicant's name.

Mortgages. DLD's page asks, for a mortgaged property, for a bank letter showing that AED 2 million has been paid, and a no-objection letter from the bank stating the paid amount and the balance. ICP says the property may be financed through a loan from an approved local bank, and says nothing about a paid amount. GDRFA says a mortgaged property is acceptable.

These are three official pages that read differently. We do not know which reading a given application will meet. If you own jointly, or you have a mortgage with less than AED 2 million paid down, confirm the position in writing with GDRFA or the DLD Golden Visa desk before you buy for the visa.

The lien

GDRFA states that a lien is placed on the property to ensure continuity of ownership for the life of the Golden Residency, and that the property may not be disposed of during the ten-year period. Plan on holding the property for as long as you hold the visa.

What it costs

DLD publishes the fees for the investor's own ten-year permit as follows: medical examination AED 700; Emirates ID for ten years AED 1,153; confirmation of the residence permit AED 2,856.75; DLD fees AED 4,020; administrative fees AED 1,155. DLD's stated total is AED 9,884.75. A ten-year family permit is AED 5,774.50 per person, with a file-opening fee of AED 318.75 and AED 100 for each sponsored person. Service time is 7 to 10 business days. The applicant must be inside the UAE and attend in person; representatives are not permitted.

The separate two-year residency

DLD also runs a two-year residence permit for property owners, known as Taskeen. Its page, as published today, sets no minimum property value for a sole owner. A joint owner qualifies if their share is worth at least AED 400,000. The fee is AED 10,212.50 for two years, and a good conduct certificate issued in Dubai is required. As late as February 2026 the same page stated a minimum of AED 750,000, and many third-party guides still quote that figure. It is no longer on DLD's page.

Before you buy for the visa

1. Ask for the title deed value, not the listing price. DLD reads the value at the time of purchase.
2. Decide on sole or joint ownership before you sign, since the official pages differ on joint shares.
3. If you are borrowing, ask the bank in advance for the letter DLD describes.
4. If the property is off-plan, confirm the developer is approved and registered with DLD.
5. Expect a lien and a ten-year hold.

Sources

• Dubai Land Department, Golden Visa application, Investor (threshold, sponsorship, mortgage letter, documents, fees, total AED 9,884.75, service time): https://dubailand.gov.ae/en/eservices/request-for-golden-visa-investor/. Checked 29 September 2026.
• GDRFA Dubai, Issuing a golden residence permit, investors (AED 2 million total, joint share of at least AED 2 million, mortgaged property acceptable, lien, no disposal during the permit): https://www.gdrfad.gov.ae/en/services/8ea80da4-f43e-11eb-0320-0050569629e8. Checked 29 September 2026.
• ICP, Golden Residency Guide (ten years with automatic renewal, family, full ownership in the investor's name, loan from an approved local bank, off-plan from an approved local developer, health insurance): https://icp.gov.ae/en/services/uae-golden-residency/. Checked 29 September 2026.
• ICP, Entry permit issuance for real estate investor residency (property must be fully owned by the investor; DLD letter confirming ownership of property worth at least AED 2,000,000): https://icp.gov.ae/en/services-details/?serviceid=68e34eea5ae59b00117383d5. Checked 29 September 2026.
• Dubai Land Department, Investor Residence Application, Taskeen (two years; no minimum for a sole owner; AED 400,000 share for a joint owner; fee AED 10,212.50): https://dubailand.gov.ae/en/eservices/request-for-investor-visa/. Checked 29 September 2026. The same page as archived on 3 February 2026 stated a minimum of AED 750,000.

Figures from official sources as checked on 29 September 2026. Not financial, legal or immigration advice.