Dubai Golden Visa through property: requirements, costs and process in 2026

The Dubai Golden Visa is a 10-year, renewable residence permit you can get by owning property worth at least AED 2 million, about €480,000. You don't need a sponsor or an employer, you can include your spouse, children, and parents, and you can stay outside the UAE for more than six months without losing it. The visa fees for the main applicant are approximately AED 9,900. However, be aware: the Golden Visa does not by itself change your tax residence. Here you'll find requirements verified from official sources, costs, the process, and alternatives for those investing less.

What the Dubai Golden Visa is and what it offers

The Golden Visa is a long-term residence permit in the UAE: with a real estate investment, it lasts for 10 years and is renewable as long as you maintain the requirements. It is issued at the federal level and, for those investing in Dubai property, the application is submitted through the Dubai Land Department (DLD).

Compared to a standard residence visa, it has three practical differences. It does not depend on an employer or a sponsor. It does not get canceled if you stay outside the UAE for more than six months, making it compatible with a life split between your home country and Dubai. And it allows you to sponsor your family: spouse, children, and parents.

Are the Golden Visa and tax residency the same thing?

No, and this is the most costly misunderstanding for an investor. The Golden Visa gives you the right to reside in the UAE, but your tax residency depends on where you actually live: your physical presence, center of vital interests, and home for the majority of the year. If you continue to live in your home country, you remain a tax resident there even with a Golden Visa in hand. Transferring your tax residency must be planned separately with a professional.

Can a foreigner get the Dubai Golden Visa?

Yes. For the real estate pathway, nationality does not matter: the Dubai Land Department service is open to both foreign investors already residing in the UAE and those visiting. A foreigner who buys property in their own name for at least AED 2 million can apply even without living in Dubai, and can include their family.

Requirements for the Dubai Golden Visa through property

The requirement is to own one or more properties in the UAE in your name with a total value of at least AED 2 million. The value is the purchase price registered with the Dubai Land Department.

Sources: Dubai Land Department, "Golden Visa application – Investor" service; ICP and GDRFA via Arabian Business (September 2026).

Can you get the Golden Visa with an off-plan property?

Yes. As of 2026, off-plan properties count towards the AED 2 million threshold, calculated on the value registered in the Oqood contract, provided the developer is approved by the authorities. In practice, a no-objection certificate from the developer and proof of payments made may also be required. Before buying an off-plan property with this goal, get written confirmation that the project is eligible.

Can you get the Golden Visa with a mortgage?

Yes, with a letter from the bank stating the amount already paid and the outstanding balance. In February 2026, a federal circular removed the requirement to have paid at least AED 1 million in cash, but the DLD service page still asks for a bank letter attesting to AED 2 million paid. The guidelines on this point are not yet aligned: verify this with the DLD before buying with a mortgage.

Sources: IMI Daily on the February 2026 federal circular; Dubai Land Department.

Golden Visa or 2-year investor visa

If you don't meet the AED 2 million threshold, the 2-year real estate investor visa is the alternative: since April 2026, it no longer requires a minimum value for a sole owner. Previously, the threshold was AED 750,000.

Sources: Dubai Land Department, April 29, 2026 update, via Gulf News and Better Homes; fees: Dubai Land Department.

How much does the Dubai Golden Visa cost

Besides the property, the Golden Visa costs AED 9,884.75 for the main applicant, about €2,370, and approximately AED 5,800 for each family member. These are the official fees for the Dubai Land Department service.

Source: Dubai Land Department, "Golden Visa application – Investor" service. Exchange rate 1 € = 4.17 AED as of September 29, 2026.

The real cost, however, is the property. On a purchase of AED 2 million, the 4% DLD transfer fee alone is AED 80,000, about €19,200, plus trustee fees, any broker fees, and, if you work with us, our 1% advisory fee. The details are in our guide on how to buy property in Dubai.

How to get the Golden Visa, step by step

The process starts with the purchase and ends with the visa and Emirates ID: once the property is registered, it's an administrative procedure.

1. You buy and register the property at the Dubai Land Department, with a title deed or, for an off-plan, an Oqood contract.
2. You submit the application to the DLD's Golden Visa service at a dedicated center (Dubai World Trade Centre or Golden Cube), with your passport, photo, property documents, and bank letter, if applicable.
3. You pay the fees listed in the table above.
4. You undergo the medical fitness test at the same center.
5. You register your biometrics for the Emirates ID and receive your residence permit.

Family members are added through a linked application by uploading marriage and birth certificates.

What you can buy with AED 2 million

With AED 2 million, about €480,000, you can buy anything from a 44 m² apartment in Palm Jumeirah to a nearly 140 m² unit in Dubai Sports City. The area determines how much space and rental yield you get for the same capital.

Our calculation based on average apartment prices per square foot. Source: Property Monitor via Engel & Völkers, prices January–June 2026, gross yields August 2026.

You can also reach the threshold with two or more properties, for example, two apartments worth about AED 1 million each: this diversifies your risk while still qualifying you for the Golden Visa. You can find current prices and projects among the apartments for sale in Dubai with prices in euros.

Is it worth buying a property just for the Golden Visa?

Rarely. The Golden Visa has about €2,400 in fees, but the property that makes it possible is worth at least €480,000: that is the investment to evaluate based on its yield, risk, and liquidity. If the property makes sense even without the visa, the Golden Visa is an added bonus. If you buy it just for the visa, you risk overpaying for a property you wouldn't have otherwise chosen.

Advantages and limitations of the Golden Visa

The Golden Visa gives you stability and freedom of movement, but it is tied to the property and is not a substitute for tax planning.

What happens if you sell the property?

The Golden Visa remains valid as long as you own property worth at least AED 2 million. If you sell and fall below the threshold, the permit will be canceled, unless you purchase another qualifying property in the meantime. If you plan to resell, for example with a pre-handover flipping strategy, first consider whether you really need a long-term visa or if the 2-year visa is sufficient.

Dubai residency: alternatives to the Golden Visa

The Golden Visa is not the only way to get residency in Dubai: with a property, there is also the 2-year visa and, for those over 55, the retirement visa.

- 2-year investor visa: no minimum value for a sole owner, AED 400,000 per person in case of joint ownership.

- 5-year retirement visa: for those aged 55 and over, with property worth at least AED 1 million or alternative financial requirements.

- Other pathways: employment, opening a company, visas for skilled professionals. These do not depend on property ownership.

A Club Deal does not entitle you to any visa: you participate in a loan secured by a property, but you do not own the property.

Sources: Dubai Land Department via Gulf News (April 30, 2026); IMI Daily (May 2026).

Golden Visa with an independent advisor

Dr. Gianluca Sidoti, founder of BridgeYields, holds a UAE Golden Visa obtained through his own real estate investments: he knows the process as an investor, not just as a consultant. BridgeYields is an independent real estate advisor: you are our only source of payment, with a 1% fee, and we do not receive commissions from sellers or developers.

We guide you in selecting and purchasing properties that meet the threshold, verifying that the project is eligible before you pay. For the Golden Visa application itself, we connect you with our in-house partners, who manage the process until the visa is issued. You can find our method, fee, and a complete case study on our page about independent advisory for buying in Dubai.

Frequently Asked Questions

Can I bring my family to Dubai with the Golden Visa?

Yes. With the real estate investor Golden Visa, you can sponsor your spouse, children, and parents. For each family member, you will pay approximately AED 5,774 in fees, plus about AED 319 to open the sponsorship file, and you must upload the relevant marriage or birth certificates.

Do I have to live in Dubai to keep the Golden Visa?

No. Unlike standard residence visas, the Golden Visa is not canceled if you stay outside the UAE for more than six months. This makes it suitable for those who split their time between their home country and Dubai. Remember, however, that tax residency follows your actual life: if you spend most of the year in your home country, you will remain a tax resident there.

Does the BridgeYields Club Deal qualify me for the Golden Visa?

No. With a Club Deal, you participate in a loan secured by a first-degree mortgage on a property in the UAE, but you do not become the owner. Therefore, you do not meet the Golden Visa requirement. To obtain it, you must own property in your name worth at least AED 2 million, purchased directly, even with the help of a mortgage.