What's in this guide
Search this topic and you will find three different answers on the first page. One site says AED 1 million. Another says AED 2 million. A third describes rules that changed years ago.
So here is the position as at August 2026, taken from the Dubai Land Department and GDRFA Dubai — the two authorities that actually process it.
1. The threshold: AED 2 million
The visa is a 10-year renewable residence permit. You can sponsor your spouse, children and parents.
Two points people routinely miss:
- You can combine properties. The AED 2 million does not need to sit in a single unit — multiple properties registered to you can be aggregated, as long as the combined DLD valuation clears the threshold and every title is in good standing.
- Joint ownership does not stack. Each owner needs a share that independently reaches AED 2 million. Two people splitting a AED 3 million apartment do not both qualify from it.
2. Mortgaged and off-plan property
Both can qualify. This is the area that has moved most, so it is worth being precise.
For a mortgaged property, DLD requires a bank letter (NOC) confirming the bank has no objection to a residence permit being issued against the property, and stating the amount paid and the outstanding balance.
For off-plan, the qualifying evidence is the registered purchase and the DLD-recognised value. Because rules in this specific area have been revised more than once, treat any figure you read online — including this one — as a starting point, and confirm your exact position with DLD before you structure a purchase around it.
The genuinely useful principle: the visa follows the value recorded at the time of issuance. If the market later moves against you, that does not retroactively invalidate a permit that was correctly issued.
3. What the application actually costs
DLD publishes the fee breakdown for the 10-year investor permit. As at August 2026:
| Item | Fee |
|---|---|
| Medical examination | AED 700 |
| Emirates ID (10 years) | AED 1,153 |
| Residence permit confirmation (10 years) | AED 2,856.75 |
| Family residence permit (10 years) | AED 5,774.50 |
| Family sponsorship file opening | AED 318.75 |
Add the property purchase costs themselves — see our full breakdown of Dubai purchase fees, which land at roughly 6–8% of price.
4. The process, step by step
- Buy and register. Purchase a qualifying property and ensure it is registered with DLD — title deed for ready property, Oqood for off-plan.
- Get the DLD certificate. Obtain the property valuation or status certificate confirming the value meets the threshold. If mortgaged, secure the bank NOC first.
- Apply. Submit through DLD service channels or the federal ICP route. You need to be inside the UAE.
- Medical and Emirates ID. Completed at the service centre.
- Issuance. GDRFA Dubai issues the permit for Dubai-based files.
Required documents are straightforward: passport, title deed or e-title, photograph, Emirates ID if you have one, and your current residence permit if applicable.
5. The part worth thinking about before you buy
The Golden Visa is a real benefit. It is also, quite often, a reason people overpay.
Once a buyer decides they want the visa, AED 2 million stops being a market judgement and becomes a target. Agents know this. It is the easiest anchor in Dubai real estate: any unit priced at 2.05 million becomes the one that gets you residency.
The discipline is simple. Choose the asset first on its own merits — location, building quality, service charges, realistic net yield, and who you sell it to in five years. Then check whether it clears the threshold. If two comparable units both qualify, take the better asset, not the one closer to the line.
And remember you can aggregate. Two well-chosen AED 1.1 million units in strong rental locations may serve you better than one stretched AED 2.1 million unit in a weaker one — while achieving exactly the same visa outcome.
6. Frequently asked questions
How much property do I need to buy for a Dubai Golden Visa?
AED 2 million in property value, held in your name. It can be one property or several combined, provided the total DLD-recognised value reaches the threshold.
How long is the Golden Visa valid?
Ten years, renewable, provided you continue to meet the conditions. You can sponsor your spouse, children and parents.
Can I get a Golden Visa on a mortgaged property?
Yes. DLD requires a letter from your bank confirming it has no objection to the residence permit and stating the amount paid and the outstanding balance.
Does off-plan property qualify for the Golden Visa?
Off-plan can qualify based on the registered purchase and DLD-recognised value. Rules here have been revised more than once, so confirm your specific position with DLD before structuring a purchase around it.
If two people buy a property together, do both get a Golden Visa?
Not automatically. Each owner needs a share that independently reaches AED 2 million. A joint purchase of AED 3 million does not qualify both parties.
What happens if the property value drops below AED 2 million later?
Eligibility is assessed on the value recorded at the time the permit was issued. A later market movement does not invalidate a correctly issued permit.
Thinking about the visa as part of the purchase?
Ali will show you which currently available units clear AED 2 million without you overpaying for the privilege — and what each one looks like on rent, service charges and resale.
Sources & verification. Threshold, documentation and fees verified against the Dubai Land Department Golden Visa investor service and GDRFA Dubai. This is general information, not immigration advice. Figures reflect the position as at 2 August 2026 and can change — always confirm current rules with the relevant authority before you commit.