Note on visa duration: The ICP general category summary page lists real estate investors as 5 years. However, the DLD investor service page and the ICP's own specific service page for real estate investors both state 10 years. The 10-year figure reflects the current position post the 2022 reforms. Confirm directly with the DLD before applying.
The UAE Golden Visa has reshaped the market for international property investment in Dubai. Since its expansion in 2022, tens of thousands of property investors from Europe, India, Russia, and Southeast Asia have secured 10-year UAE residency through Dubai property purchases. If you are buying in Dubai at or above AED 2,000,000, understanding the Golden Visa is part of the decision.
This guide covers everything: what the UAE Golden Visa is, who qualifies through property ownership, the exact fees published by the Dubai Land Department, the complete application process, and what the visa actually gives you in practice.
What is the UAE Golden Visa?
The UAE Golden Visa is a long-term residency visa that allows foreign nationals to live in the UAE without a national sponsor or employer. For property investors in Dubai, the Golden Visa is issued for 10 years and is renewable as long as you continue to own qualifying property registered with the Dubai Land Department.
Unlike a standard UAE employment visa, the Golden Visa is self-sponsored. Your right to live in the UAE is tied to your property ownership, not to any employer. If you change jobs, lose employment, or choose not to work in the UAE, your residency remains unaffected for the full 10 years. This is the difference that matters most in practice compared to a standard UAE residency visa, and it is what makes the Golden Visa particularly valuable for international investors, retirees, and entrepreneurs.
Who qualifies for the UAE Golden Visa through property?
According to the Dubai Land Department, the eligibility criteria for property investors are:
- You must own one or more properties in Dubai with a total registered value of AED 2,000,000 or above under your name with the Dubai Land Department
- For mortgaged properties, you must provide a bank no-objection letter confirming that the paid equity is AED 2,000,000 or above
- Multiple properties can be combined to reach the AED 2,000,000 threshold, provided all are registered under the applicant's name
- The applicant must be physically inside the UAE at the time of application. You cannot apply from abroad.
What does the UAE Golden Visa give you?
10-year renewable UAE residency
Self-sponsored residency for 10 years with no employer requirement. Renewable as long as qualifying property is owned.
No minimum stay requirement
Unlike the 2-year investor visa, there is no rule about how many days you must spend in the UAE. You can be abroad for extended periods without the visa lapsing.
Family sponsorship
Spouse, children of any age, and parents can all be sponsored on 10-year residence permits under your Golden Visa.
UAE banking and business access
Residency opens access to UAE bank accounts, business licences, and the full range of UAE financial services without employer dependency.
Healthcare and education
Access to UAE healthcare and schooling for your children under your own residency rather than through an employer sponsorship chain.
Zero personal income tax
The UAE has no personal income tax. Rental income, capital gains from property, and salary earned in the UAE are all free of UAE income tax.
Exact UAE Golden Visa fees for property investors
The following fees are published directly by the Dubai Land Department for the 10-year property investor Golden Visa, verified September 2026:
| Fee Item | Amount (AED) |
|---|---|
| Medical Examination | 700.00 |
| Emirates ID (10 years) | 1,153.00 |
| Residency Permit Confirmation (10 years) | 2,856.75 |
| Dubai Land Department Fee | 4,020.00 |
| Administrative Fee | 1,155.00 |
| Total for main applicant | AED 9,884.75 |
For each family member sponsored on a 10-year permit: AED 5,774.50 plus a one-time file opening fee of AED 318.75 per person. Health insurance is a mandatory additional requirement and is not included in the above fees.
Required documents
The Dubai Land Department requires the following documents for the property investor Golden Visa application:
- Valid passport
- Electronic Certificate of Title or original Title Deed registered with the Dubai Land Department
- Personal photograph
- UAE Emirates ID if already a UAE resident
- Copy of current residence permit or entry permit if applicable
- Bank no-objection letter if the property is mortgaged, stating the paid amount and outstanding balance
For family members, additional documents are required including attested marriage certificate for spouse, birth certificates for children, a social status certificate for daughters over 18 confirming unmarried status, an unmarried undertaking for sons over 18, and for parents an attested dependency certificate and birth certificate.
The application process
Attend a DLD service centre in person
The applicant must attend in person. No representative can apply on your behalf. The DLD operates Golden Visa services at Al Manara Center (Cube) and Dubai World Trade Centre.
Submit documents and pay fees
All documents are submitted and all fees paid at the service centre on the same day. Documents can be pre-uploaded to the DLD Document Vault at dubailand.gov.ae before your visit.
Medical examination
A medical fitness examination is conducted at an approved centre as part of the application. Tests for communicable diseases. Results are typically available within 2 to 3 days.
Residency permit issued by email
The DLD's stated service time is 7 to 10 business days from application submission. The permit is sent electronically to the email address provided.
Does the Golden Visa affect your tax position in your home country?
The UAE has no personal income tax, no capital gains tax on property, and no inheritance tax. This applies to all UAE residents including Golden Visa holders. What is more complex is your tax position in your home country. Obtaining a UAE Golden Visa does not automatically change your tax residency status elsewhere. Formally becoming a UAE tax resident typically requires spending a minimum number of days in the UAE each year and, in some cases, formally surrendering tax residency in your home country. Always consult a qualified international tax adviser before making assumptions about your global tax position.
What happens to your Golden Visa if you sell the property?
The Golden Visa is renewable only if you continue to own qualifying property. If you sell and do not replace the qualifying asset before your visa expires, you will not be able to renew under the property investor category. The visa remains valid until its expiry date regardless of when you sell, so the change only affects renewal. Many investors who hold a Golden Visa ensure they always have a qualifying property in their name before each renewal cycle.
Related guides on UAE residency through property
Frequently asked questions about the UAE Golden Visa and property
Official sources: Dubai Land Department at dubailand.gov.ae/en/eservices/request-for-golden-visa-investor/ and the ICP at icp.gov.ae, verified September 2026. Contact the DLD Golden Visa team at goldenvisa@dubailand.gov.ae or call the ICP at 600522222 for the most current requirements.
This guide is for informational purposes only and does not constitute legal or immigration advice. Always consult a UAE-registered immigration specialist for your specific situation. UAE visa regulations change regularly and without prior notice.
Tatiana Egorova
Dubai real estate advisor since 2014. RERA-licensed broker (#44415) with Edwards & Towers. Focused on luxury sales and investment.
