The AED 2 million rule
The Dubai Land Department service is for a real estate investor owning a property whose purchase value was AED 2 million or more at the time of purchase. The property must be wholly owned by the investor under the name of the applicant, and it may be one property or several combined. Source: Dubai Land Department β Golden Visa application (Investor), read 2026-10-01.
If the property is mortgaged: the property may be mortgaged, and a no-objection bank letter must be submitted indicating that the bank does not object to issuing a residence permit on the property, indicating the paid amount and the balance. The description on the same Land Department page puts it differently β for a mortgaged property it asks for a bank letter indicating AED 2 million as the paid amount, as proof. The two sections of that one official page state the paid-amount test differently, so if your property is mortgaged, confirm the requirement with the Land Department directly. Source: Dubai Land Department β Golden Visa application (Investor), read 2026-10-01.
How long it runs: the Land Department page describes a 10-year renewable residence permit for an investor at that purchase value. Source: Dubai Land Department β Golden Visa application (Investor), read 2026-10-01. The eligible-categories table on the UAE Government Portal states it differently for the investor row: 10 years for public investments and 5 years for real estate investments. Source: UAE Government Portal β Golden visa, updated 28 Jul 2026, read 2026-10-01. The two official sources state the length differently, so confirm with both the Land Department and ICP before you apply.
Benefits: staying outside the UAE, no sponsor
- Staying outside the UAE: a Golden visa holder has the ability to stay outside the UAE for more than the usual period of six months needed to keep their residence visa valid. Source: UAE Government Portal β Golden visa, updated 28 Jul 2026, read 2026-10-01.
- No sponsor: you hold residency in your own right and can sponsor family.
- 10-year Emirates ID: resident banking and full financial access, not non-resident accounts.
How to apply: steps, fees & timeline (2026)
The UAE property Golden Visa is processed through the Dubai Land Department (DLD) and GDRFA. The Land Department lists the documents it needs and requires the applicant to be inside the UAE. Source: Dubai Land Department β Golden Visa application (Investor), read 2026-10-01.
Government fees (AED)
| Fee | Amount |
|---|---|
| Medical examination | AED 700 |
| Emirates ID (10 years) | AED 1,153 |
| Confirmation of residency permit (10 years) | AED 2,856.75 |
| Dubai Land Department fees | AED 4,020 |
| Administrative fees | AED 1,155 |
| Total for the 10-year residency permit | AED 9,884.75 |
| Family residence permit for 10 years | AED 5,774.50 |
| Family sponsorship file opening | AED 318.75 |
| Parents residence permit for 10 years | AED 5,774.50 |
| Added for each sponsored person | AED 100 |
These amounts are the ones the Dubai Land Department publishes on its own service channel; amounts for other emirates or for other application routes are not carried by that source.
How long does it take?
Service time: 7 - 10 business days. Source: Dubai Land Department β Golden Visa application (Investor), Service Time, read 2026-10-01. The property purchase and registration happen before the visa step and add their own time.
Common rejection reasons to avoid
- Purchase value at the time of purchase falls below AED 2,000,000.
- Property is outside a designated freehold (foreign-ownership) zone.
- Missing mortgage NOC, or balance figures that don't match between lender and DLD.
- Incomplete source-of-funds documents, or an expired/un-apostilled police clearance.
Golden Visa document checklist (save your progress)
Tick each item as you gather it. Progress is saved in this browser β nothing is uploaded.
Sources and official references: UAE Government Portal β Golden Visa; Dubai Land Department (DLD), GDRFA and ICP procedures. The AED 2 million property threshold is stated on the UAE Government Portal page linked above (“Minimum capital of AED 2 million”), which also lists “the ability to stay outside the UAE for more than the usual period of six months needed to keep their residence visa valid” among the benefits β it sets no minimum-stay figure. The government fees and the service time on this page are the figures published by the Dubai Land Department β Golden Visa application (Investor) service page, read 2026-10-01. The calculator works in dirhams only. Property value is market-dependent. Estimate, not legal or investment advice β confirm with a licensed UAE property/immigration advisor.