UAE Golden Visa through property: what the sources say

The Golden Visa (officially "Golden Residency") is a long-term UAE residence permit. One of the ways to qualify is to own UAE property worth at least AED 2 million. It is one of the most searched questions about buying in Dubai and Abu Dhabi, in every language we serve, and also one of the most confused, because official pages do not all say the same thing.

This guide sets out what each official source says, where they differ, and what to confirm before you rely on a purchase for residency. It is general information, not immigration advice.

Property value requirement

The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) says a real estate investor can get Golden Residency by owning one or more UAE properties with a total value of at least AED 2,000,000, registered in their name [S1].

Dubai's own services say the same threshold:

• the Dubai Land Department (DLD) service is for an investor owning property "the purchase value of which is equal to or more than 2 million AED at the time of purchase" [S2];
• the General Directorate of Residency and Foreigners Affairs Dubai (GDRFA) requires ownership of one or more properties with a value of no less than AED 2,000,000 [S3].

You can combine more than one property to reach the threshold [S1][S3].

Off-plan property

ICP: off-plan units count if the investor has bought one or more off-plan property units with a total value of at least AED 2,000,000, provided the purchase is made from an approved local real estate company authorised by the competent local authority [S1].

DLD (Dubai): the required documents for its Golden Visa service include an "e-Certificate of Title / Title deed" [S2].

So the federal guide accepts off-plan, while Dubai's service page asks for a title deed document. In practice, ask DLD (or the Golden Visa centre) which document it accepts for an off-plan unit before you count on it. Do not buy a unit only for the visa until you have that answer in writing.

Mortgaged property

A loan-financed or mortgaged property can count, but each authority words it differently [S1][S2][S3]:

• ICP: the property may be financed through a loan from an approved local bank [S1].
• DLD: the property may be mortgaged; you submit a no-objection letter from the bank showing the amount paid and the balance. The DLD description adds that for a mortgaged property, a bank letter showing AED 2 million paid is required as proof [S2].
• GDRFA Dubai: mortgaged property is acceptable [S3].

The DLD wording means that in Dubai the amount you have actually paid, not just the price, may be what counts. Ask your bank for the letter early.

Joint ownership

• DLD: the property must be wholly owned by the investor [S2].
• GDRFA Dubai: for a share in a jointly owned property, the value of your share must be at least AED 2 million [S3].

If you are buying with a spouse or partner, check this before you decide whose name goes on the contract.

How long the visa lasts

ICP [S1], DLD [S2] and GDRFA Dubai [S3] say 10 years. The u.ae table lists 5 years for real estate investors [S4]. The sources differ, so confirm the term with the authority on your own application.

Keeping the property

GDRFA Dubai says a lien is placed on the property to ensure ownership continues for the duration of the permit [S3]. If you plan to sell, ask how that affects your visa first.

Who you can sponsor

DLD's service lets the investor sponsor a husband or wife, children and parents [S2]. ICP also requires valid health insurance for you and your family throughout the residency [S1].

Applying in Dubai: steps, documents and fees

DLD's investor Golden Visa service describes these steps [S2]:

1. Go to a service centre [S2].
2. Submit the documents and pay the fees [S2].
3. Have the medical examination at the centre [S2].
4. Receive the residence permit by email [S2].

Documents (DLD): passport; e-Certificate of Title / title deed; personal photo; UAE ID and current residence permit if you have them [S2]. You must be inside the UAE to apply, and you must attend in person [S2].

Fees for the investor, as listed by DLD [S2]:

Family members' 10-year permits are listed at AED 5,774.50 each, with an AED 318.75 family file opening fee, and the same AED 5,774.50 for each parent [S2]. DLD gives an expected completion time of 7 to 10 business days [S2].

GDRFA Dubai lists a residence permit fee of AED 1100, plus extra charges of AED 10 Knowledge Dirham, AED 10 Innovation Dirham, AED 500 fee inside the country and AED 20 delivery [S3]. For issuing a golden residence permit (investors), it lists an expected completion time of 5.0 day(s) [S3]. DLD's service page lists an expected completion time of 7 - 10 business days [S2], while GDRFA Dubai's page lists 5.0 Day(s) for issuing a golden residence permit (investors) [S3]. The figures differ, so confirm the timing with the authority. GDRFA Dubai also names accredited Land Department centres for submitting real estate applications [S3]. The DLD and GDRFA pages describe different parts of the same process, so ask the centre for one total before you go.

Abu Dhabi

ICP requires one or more properties in the UAE with a total value of at least AED 2,000,000 [S1]. See how we present Sobha City, Sobha Realty's community in Abu Dhabi.

Does a particular project qualify?

That depends on the unit's price and how much you have paid, not on the project. We do not say a project "comes with" a Golden Visa. If residency matters to you, tell us and we will go through the units at or above the threshold with you. Ask the authority, not the developer or us, which document it will accept for your unit. Elevia Residences · Sobha City.

FAQ

What is the minimum property value for the Golden Visa? AED 2,000,000 in total, in one or more properties [S1][S2][S3].

Does off-plan property count? ICP says yes, for off-plan units totalling at least AED 2,000,000, provided the purchase is made from an approved local real estate company authorised by the competent local authority [S1]. Dubai's DLD service lists a title deed document as required [S2]. Confirm with DLD before relying on an off-plan unit.

Can I use a mortgaged property? Yes, with a loan from an approved local bank (ICP) [S1]. In Dubai you need a bank letter showing the amount paid; DLD's description refers to AED 2 million paid [S2].

How long does the visa last? ICP, DLD and GDRFA Dubai say 10 years [S1][S2][S3]. The u.ae eligibility table lists 5 years for real estate investors [S4]. Confirm with the authority.

Can my family be included? Yes: spouse, children and parents, per DLD [S2], with health insurance per ICP [S1].

How much does it cost in Dubai? DLD lists AED 9,884.75 for the investor's 10-year permit [S2], plus family permits if you sponsor them.

Is this immigration advice? No. It is general information. Rules change; confirm with ICP, DLD or GDRFA before you buy for residency.

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Reviewed by the Vetted Property team.

Sources

• [S1] ICP, UAE Golden Residency guide
• [S2] DLD, Request for Golden Visa (investor)
• [S3] GDRFA Dubai, Issuing a golden residence permit (investors)
• [S4] u.ae, Golden visa