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.