The most common way for a buyer to get a UAE Golden Visa is to own property worth at least AED 2 million, in your own name, alone or across several properties. The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) accepts a mortgaged home financed by an approved local bank and an off-plan home bought from an approved developer. It is a long-term residence visa with no sponsor that can cover your spouse, children and parents. Property is only one route: ICP also grants it to public investors, entrepreneurs, specialized talents, outstanding students and humanitarian pioneers, each with its own conditions below.
Rules change, and even the official pages do not always say the same thing, so we point out where they differ. Nothing here is legal, immigration or financial advice, and no purchase is promised to qualify: confirm your case with ICP or, in Dubai, with the General Directorate of Residency and Foreigners Affairs (GDRFA) or Dubai Land Department (DLD) before you rely on it.
Who issues the Golden Visa?
- ICP is the federal authority for residence. Its Golden Residency guide lists every category and its conditions.
- GDRFA issues residence permits in Dubai. Its golden residence service for investors covers both property and public investment.
- DLD handles the property side in Dubai. Its Golden Visa application for investors checks your ownership and takes the application at its service centers.
- Outside Dubai, ICP's entry permit for real estate investors asks for a letter from the emirate's real estate registration department confirming you own property worth at least AED 2 million.
How much property do you need to own?
At least AED 2 million, in total. The GDRFA accepts "a property or a group of properties" of any type with a total value of at least AED 2 million. DLD counts the purchase value at the time you bought, not today's market value, and asks that the property be wholly owned by you and registered in your name.
The GDRFA also asks for a lien on the property, so that you keep owning it while the visa lasts, and says the property may not be disposed of during the residency. Selling it can end the visa's basis.
Does off-plan property count?
ICP says yes. Its guide accepts one or more off-plan units with a total value of at least AED 2 million, bought from a local real estate company approved by the competent local authority.
What we could not find on an official page is how much of an off-plan price must already be paid. DLD's service page lists a title deed or e-Certificate of Title among the documents and does not set out the off-plan case, while some broker sites say a minimum payment rule for off-plan buyers was dropped in 2026. Ask DLD how your off-plan contract (registered in Dubai as Oqood) is assessed, and how much must be paid, before you buy for the visa.
Can the property be mortgaged?
Yes, with conditions that need confirming. ICP allows a property financed by a loan from an approved local bank, and the GDRFA says a mortgaged property is acceptable. DLD asks for the bank's no-objection letter showing the amount paid and the balance. That same DLD page's summary says the letter should show AED 2 million paid, which would mean a mortgaged home must be worth more than the threshold. The two lines read differently, so confirm with DLD what your bank's letter must show.
Does joint ownership count?
Only your own share counts. The GDRFA says that if you own a share of a jointly owned property, the value of your share must be at least AED 2 million. Two people sharing an AED 2 million home each hold AED 1 million, below the threshold. Ask GDRFA or DLD about your case, including ownership with a spouse.
How long does it last, and who can it cover?
| Length | 10 years, renewable, per ICP, the GDRFA and DLD. The UAE government portal shows 5 years for real estate investors, so confirm with ICP |
| Family | Spouse and children regardless of age, and parents, per ICP; domestic workers under the usual rules |
| Time abroad | The GDRFA says holders are exempt from the 180 day rule that ends an ordinary residence permit |
| Applying from abroad | ICP grants a six-month multiple-entry visa, renewable once for six more months, to finish the process |
| Health insurance | Required for you and your family, per ICP |
If the holder dies, ICP says the family may stay until their own permits expire.
What are the steps and documents in Dubai?
DLD's service page sets out four steps: visit a service center, submit the documents and pay, take the medical examination there, then receive the residence permit by email. It takes 7 to 10 business days, and you must be inside the UAE and attend in person.
- Documents for you: passport, title deed or e-Certificate of Title, a personal photo, your Emirates ID and current residence permit if you have them, and the bank's no-objection letter if the property is mortgaged.
- For your family: an attested marriage contract and children's birth certificates, health insurance, a written undertaking that sons and daughters over 18 are unmarried, and a notarized letter from the father when the mother sponsors. Parents need an attested dependency certificate from their consulate.
- Where: DLD lists Al Manara Center, its Golden Cube office (for Golden Visa services only), and several registration trustees.
What does it cost?
DLD's published fees for the investor come to AED 9,884.75:
| Fee | AED |
|---|---|
| Medical examination | 700 |
| Emirates ID (10 years) | 1,153 |
| Residence permit (10 years) | 2,856.75 |
| Dubai Land Department | 4,020 |
| Administrative | 1,155 |
A family member's or parent's 10 year permit is AED 5,774.50 each, plus AED 318.75 to open a family sponsorship file, according to the same page. This is on top of buying the property itself, whose registration fee and other costs you can work out in our purchase cost calculator.
What are the other ways to get a Golden Visa?
ICP's guide lists these categories, each for 10 years. The UAE government portal shows shorter terms for some of them (5 years for entrepreneurs and for high school students), so confirm the length with ICP.
| Route | Main condition (ICP) |
|---|---|
| Public investment | A deposit of at least AED 2 million with an investment fund or a national bank; a company with capital of at least AED 2 million, or a share of at least that much in one; or a company paying at least AED 250,000 a year in federal taxes. The money may not come from a loan |
| Entrepreneurs | A UAE small or medium business in an approved field with revenue of at least AED 1 million a year; or a business idea approved by an accredited incubator, the Ministry of Economy or a local authority; or founding ventures sold for at least AED 7 million in total |
| Scientists and specialists | A recommendation from the Emirates Scientists Council, or from the ministry for healthcare, education, or industry and advanced technology |
| Senior professionals | Occupational level one or two under the Ministry of Human Resources and Emiratisation, a valid UAE work permit, at least a bachelor's degree and a monthly salary of at least AED 30,000 |
| Exceptional talents | Culture and the arts (major awards, nominations or recognition, or long creative careers), inventors, athletes, and talents in digital technology such as coders |
| Outstanding students | A UAE high school grade of at least 95%; or a recent graduate (within two years) of a top 100 world university with a GPA of at least 3.5, or of a UAE university in category A (GPA 3.5) or B (GPA 3.8) |
| Humanitarian pioneers | At least five years as a member or outstanding employee of an international, regional or nonprofit organization; prestigious humanitarian awards; outstanding volunteering; or at least AED 2 million given to humanitarian work |
| Frontline heroes | Professionals working on the front lines of defense; the portal mentions certificates of appreciation or at least five years of service |
Each route has its own recommending body and documents, and the exact paperwork is on ICP's guide and in its digital services. For creative talents, the portal links a recommendation service run by the Ministry of Culture.
Which homes are priced at AED 2 million or more?
In the Homes.me catalog (imported Nov 1, 2026), 332 of 1,114 off-plan projects start at AED 2 million or more: 285 in Dubai, 29 in Abu Dhabi and 18 in Ras Al Khaimah. You can browse them all, or read our guides to buying in Dubai, Abu Dhabi and Ras Al Khaimah. A starting price is a developer's asking price, not a valuation, and the visa looks at the price on your registered contract or deed.
Our Golden Visa check shows whether a price clears AED 2 million, and you can ask our AI advisor about any project. Whether a particular purchase qualifies is ICP's decision, so confirm it with ICP, GDRFA or DLD before you buy for the visa.