Dubai Golden Visa Through Property: Rules and Costs

The Dubai Golden Visa through property is a 10-year renewable UAE residence visa for people who own Dubai property with a purchase value of at least AED 2 million. You can reach the AED 2 million with one property or several in your name, and mortgaged property can qualify with a no-objection letter from your bank. The Dubai Land Department (DLD) lists total fees of about AED 9,885 for the main applicant's 10-year permit, on top of what you pay to buy the property.

Recommended resource: for the full step-by-step method, Real Estate: Everything You Need to Know by Manthan Bhendkar (founder of Asendify) covers this in depth. PDF, £1450.00, instant download.

This is general information, not legal, immigration or financial advice. Visa rules and fees change; check the current terms on dubailand.gov.ae and with the immigration authorities before you buy.

Who qualifies

Based on the DLD "Request for Golden Visa (Investor)" service page:

• The property purchase value must be at least AED 2 million.
• The property, or properties that add up to that value, must be owned by you, in your name.
• Mortgaged property is allowed with a bank no-objection letter that shows the amount paid and the balance outstanding.
• You must be in the UAE and attend in person.
• You can sponsor your spouse, children and parents, with extra fees and documents.

Off-plan and jointly owned property have their own conditions. Off-plan generally needs a DLD-approved project, and joint ownership rules depend on each owner's share. Check the current off-plan and joint-ownership conditions with DLD before you rely on them.

What it costs: the visa itself

The DLD service page lists these fees for the main applicant's 10-year permit (AED):

| Item | AED | |---|---| | Medical examination | 700 | | Emirates ID (10 years) | 1,153 | | Residency permit (10 years) | 2,856.75 | | DLD fees | 4,020 | | Administrative fees | 1,155 | | Total | 9,884.75 |

Family sponsorship is listed at AED 5,774.50, plus AED 318.75 to open a family file. Parent sponsorship is listed at AED 5,774.50. You also need health insurance for each person.

What it costs: buying the property

The bigger costs come from the purchase. For a ready property in Dubai, common costs include the DLD transfer fee of 4% of the price, a DLD admin fee, a registration trustee fee, and an agent commission that is typically 2% plus 5% VAT.

Worked example (example numbers)

You buy a ready apartment for AED 2,100,000 in cash.

• DLD transfer fee: 4% x 2,100,000 = AED 84,000
• DLD admin fee (ready property): AED 580
• Registration trustee fee: AED 4,000 + 5% VAT = AED 4,200
• Agent commission: 2% x 2,100,000 = 42,000 + 5% VAT = AED 44,100
• Golden Visa fees (main applicant): AED 9,884.75

Total on top of the price: 84,000 + 580 + 4,200 + 44,100 + 9,884.75 = AED 142,764.75, or about 6.8% of the price. Add health insurance and any family visas.

Notice the cushion: at AED 2,100,000 you are AED 100,000 above the threshold. Buying at exactly AED 2,000,000 leaves no margin if the purchase value recorded differs from what you expect.

The process, step by step

1. Buy and register the property so the title deed (or e-title) is in your name.
2. If mortgaged, get the bank letter confirming no objection, the amount paid and the balance.
3. Gather documents: passport, title deed, photo, and Emirates ID and current residence permit if you have them.
4. Apply at a DLD service centre or authorised registration agent, pay the fees and do the medical test.
5. Receive the permit. DLD states 7 to 10 business days.

Common mistakes

• Buying "AED 2 million" based on the asking price, then the registered purchase value comes in lower.
• Assuming a property owned jointly with a friend automatically counts in full for you.
• Forgetting that a mortgaged property needs the bank's letter before you can apply.
• Treating the visa as the investment. The property still has to make sense on yield, service charges and resale.
• Ignoring health insurance and family costs in the budget.

The full Dubai buying section, plus off-plan checks, yield and financing, is in Real Estate: Everything You Need to Know.

FAQ

Can I combine two properties to reach AED 2 million?

Yes. DLD says the property or properties must total at least AED 2 million and be owned by you. Keep both title deeds ready.

Do I lose the visa if I sell the property?

The visa is tied to the qualifying investment. If you sell and drop below the threshold, expect the visa to be affected at renewal or sooner. Check with the authorities before selling.

Is there a cheaper property visa?

Dubai also has a shorter property investor residence route with lower thresholds. Its rules were changed recently, so check the current conditions on dubailand.gov.ae.

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