Dubai Golden Visa via Property — AED 2M Rules & Process

What the Golden Visa actually is

The UAE Golden Visa is a long-term residency permit issued by the UAE government. It grants you the right to live, work, study and run a business in the UAE for 10 years, renewable indefinitely as long as you continue to meet the criteria.

Unlike a normal employment visa, the Golden Visa is independent of any employer or sponsor. You hold it in your own name, can leave and re-enter the UAE freely, and can sponsor your spouse, children (no age limit) and parents.

Property route — exact thresholds

Three property-based residency tiers exist in 2026:

• AED 750,000+ → 2-year Investor Visa. Renewable. Single owner only.
• AED 2,000,000+ → 10-year Golden Visa. The main attraction.
• AED 5,000,000+ → also a 10-year Golden Visa, but with simpler documentation and broader family sponsorship rights.

The property value is measured by the DLD-registered sale price (or current market valuation if the value has changed). You can combine multiple properties to reach the threshold — for example, two AED 1.2M apartments. You can also co-own a single AED 4M property with a spouse and each qualify separately.

Off-plan: when you become eligible

You cannot apply for the Golden Visa using an off-plan property until the title deed is issued in your name — meaning after handover. During construction, you hold a Sale & Purchase Agreement and an Oqood; these are not registered ownership under UAE residency rules.

Practical timeline:

• You sign the SPA today for an off-plan unit worth AED 2.5M.
• Project hands over in, say, 30 months.
• DLD issues your title deed within 2-4 weeks of handover.
• You apply for the Golden Visa — approval typically in 2-6 weeks.

If you need residency immediately, consider buying a ready unit instead — you can apply within weeks of the transaction.

Required documents

Core paperwork (always required):

• Title deed (DLD-issued) in your name.
• Passport valid for at least 6 months.
• Passport photo (white background, UAE photo standard).
• Recent medical fitness certificate from an approved UAE clinic (HIV, TB, hepatitis screening — takes 1 day).
• Emirates ID application (issued together with the visa).
• Health insurance valid in the UAE.

Optional but useful:

• Marriage certificate (if sponsoring spouse) — apostilled and attested at UAE embassy.
• Birth certificates of children (if sponsoring).
• Parents' marriage certificate (if sponsoring parents).

Process and cost

1. Online application via the ICP (Federal Authority for Identity, Citizenship, Customs and Port Security) portal, or through a Dubai Tasheel/Amer service centre. Cost: ~AED 3,800.

2. In-principle approval within 1-3 weeks. You receive an entry permit (if you're outside the UAE) valid for 60 days.

3. Enter the UAE (if not already inside) — your tourist or visit visa is converted on entry.

4. Medical fitness at an approved clinic — AED 350–500 depending on speed (regular, express, VIP).

5. Emirates ID biometrics — fingerprints and photo at an ICP service centre.

6. Visa stamp issued — printed on your passport (and digital). Emirates ID arrives by courier within 5-10 days.

Total cost per applicant: approximately AED 5,000–8,000 including government fees, medical, Emirates ID and typing centre fees. Family members typically AED 3,000–5,000 each.

Sponsoring family

The Golden Visa is the most generous UAE visa for family sponsorship:

• Spouse — yes, no income or age requirement on you.
• Children — yes, with no age limit. (Unmarried daughters and sons are eligible at any age — unique to Golden Visa.)
• Parents — yes, with proof of dependency.
• Domestic helpers — up to a reasonable number.

Each family member receives their own 10-year visa tied to yours. They each need a separate application and pay separate fees.

Keeping the visa active

The Golden Visa is valid for 10 years with no minimum-stay requirement during that period. Unlike normal residency, you do not need to enter the UAE every 6 months to keep it active.

Conditions to keep it:

• Continue to own qualifying property (the AED 2M+ threshold). If you sell below the threshold and don't replace it, the visa can be cancelled at renewal.
• Keep your Emirates ID and visa renewed on time (administrative renewal at year 10).

If you mortgage the property after getting the visa, the visa is not automatically cancelled — but the bank registers a mortgage charge on the title deed.

Citizenship — what to expect

The UAE introduced a limited citizenship path in 2021, but it's by invitation only — not application. The government nominates exceptional candidates (investors, talents, scientists, professionals). There is no published threshold.

For practical purposes, treat the Golden Visa as your long-term anchor in the UAE. It gives you all the lifestyle benefits of residency (no tax, banking, schools, family) without naturalisation.