Can You Get a Residence Visa by Buying Property in Dubai?

A Dubai golden visa through property needs property worth at least AED 2 million, bought in your own name, and the Dubai Land Department (DLD) quotes a 10 year renewable residence permit for it. Official pages disagree on the term, so read the table below before you buy.

You buy first and apply afterwards. No visa is needed to purchase, and the AED 2 million is the value of the property, not an extra fee. Figures below are as read on official government pages on 20 October 2026.

How much property do you need for a Dubai golden visa?

AED 2 million in total property value is the threshold on every official page we checked. It can be one property or several, so long as the combined value reaches AED 2 million and they are registered in your name. The DLD investor service page says the value must be "equal to or more than 2 million AED at the time of purchase", and that the investor must wholly own the property.

Below that level, the DLD frequently asked questions describe a smaller route: a three year real estate residency for property valued at AED 750,000 or more. That is a separate permit from the golden visa, with a shorter term.

Is it a 10 year or a 5 year golden visa?

This is where the official sources do not match, so here is each one quoted as it stands.

Official source	What it says about real estate
Dubai Land Department, golden visa investor service	A "10-years renewable residence permit". Property value of AED 2 million or more at the time of purchase, wholly owned by the applicant.
Federal Authority for Identity and Citizenship (ICP), Golden Residency guide	"10 years for investors in the UAE's real estate sector". One or more properties worth at least AED 2,000,000 in total.
u.ae, the UAE government portal	Lists "5 years (real estate investments)" in its table of categories, with a minimum capital of AED 2 million.
DLD frequently asked questions	A five year real estate residency for property valued above AED 2 million, and a three year residency for AED 750,000 or more.

We do not know which wording is newest, and we will not guess. The practical advice is to treat the term as something you confirm on the day you apply. The DLD service page and the ICP guide both say 10 years, and the DLD page is the one the application itself runs through. Do not pay a premium for a property on the strength of a visa length that you have not confirmed in writing at the service centre.

Does a mortgaged property qualify?

The sources differ here too.

• The DLD investor service page allows a mortgaged property, with a no-objection letter from the bank that states the amount paid and the balance outstanding.
• The ICP guide says the property may be financed through a loan, provided the financing comes from an approved local bank.
• The DLD frequently asked questions describe the five year route as requiring property that is "fully paid, not mortgaged".

If you are buying with a loan, ask the bank and the DLD service centre which letter they will accept before you commit. Our guides on getting a mortgage as an expat and buying a property that already has a mortgage cover the lending side.

Does off-plan property qualify for the golden visa?

The ICP guide says yes. It asks for one or more off-plan units with a total value of at least AED 2,000,000, bought from an approved local real estate company authorised by the competent authority. The DLD investor service page does not mention off-plan at all, and the DLD frequently asked questions say a residency on a property under construction is granted for one year at a time.

So off-plan can work, but the permit you receive may differ from the one given for a completed property. Our dedicated guides go through it in detail: golden visa through off-plan property and how to buy off-plan and apply. Browse off-plan projects only after you have confirmed the terms.

What does the golden visa cost?

The DLD investor service page lists these government fees as of 20 October 2026. They exclude the purchase itself, which has its own costs in our Dubai Land Department fees guide.

Item	Fee
10 year residence permit for the investor	AED 9,884.75 in total
Family member residence permit	AED 5,774.50, plus AED 318.75 to open the sponsorship file
Parent residence permit	AED 5,774.50
Each additional sponsored person	AED 100 added

The investor total covers the medical examination, Emirates ID, residency confirmation, DLD fees and administrative fees. The same page gives a processing time of 7 to 10 business days.

Who can you sponsor?

The ICP guide lists spouses, children regardless of age, and parents. The DLD page asks for extra documents for family and parent sponsorship, including marriage and birth certificates, health insurance and an IBAN. The ICP guide also requires comprehensive, valid health insurance for the investor and family members throughout the residency.

How do you apply, step by step?

1. Buy the property and register it in your name. You will need the title deed or the e-certificate of title.
2. Gather your passport, a personal photo, your UAE ID if you have one, and any current residence permit.
3. If the property is mortgaged, ask your bank for the no-objection letter showing the paid and outstanding amounts.
4. Visit a service centre, submit the documents and pay the fees.
5. Complete the medical examination at the centre.
6. Receive the residence permit by email.

If you are already resident on another visa, the DLD frequently asked questions mention extra steps: cancelling the existing visa and temporarily suspending family residency while the new permit is issued. Ask the centre how your own situation is handled.

What counts towards the AED 2 million?

Three points come straight from the official wording. The value counts at the time of purchase. More than one property can be added together. Everything must be registered in the applicant's own name, so a property held through a company or in joint names needs a check with the DLD before you rely on it.

Service charges, furnishing, agency commission and registration fees are costs on top of the price. They do not add to the qualifying value. A purchase at AED 1.95 million plus costs does not become a qualifying purchase.

What should you ask before you pay a deposit?

1. Which term applies to this property today, and where is it written?
2. Is the property completed, or off-plan, and does that change the permit?
3. If there is a mortgage, which bank letter does the centre accept?
4. Are the sale price and the DLD value the same figure?
5. What happens to the permit if you later sell, or if the property is let to a tenant?

Nobody should promise you answers to all five from memory. If an agent does, ask to see the official page.

Do you need a visa to buy property in Dubai?

No. Freehold purchase in designated areas is open to non residents, with no minimum spend and no visa requirement. You can buy on a visit visa, or remotely by granting power of attorney. Our guide to buying from overseas covers the practical steps, and buying property in Dubai as a foreigner gives the full picture.

What does the golden visa not do?

It gives you the right to live in the UAE and sponsor family, without an employer sponsor. It does not make you a UAE tax resident automatically, and it does not change your tax position at home, which depends on where you actually live. It is not a citizenship route. Take advice in your own country before you assume anything about tax.

How to choose a property if the visa matters

• Buy what you would want anyway. Rules and fees change. A property that works as a home or an income asset still works if the visa terms shift.
• Leave a margin above AED 2 million. The test is value at the time of purchase, so a price that sits exactly on the line leaves no room for argument about valuation.
• Keep the paperwork. The sale contract, title deed and any bank letters are what the centre asks for.
• Confirm before you pay. Check the term, mortgage rule and off-plan treatment with the DLD on the day.

Not sure what qualifies today? Ask us and we will check the current position with you before you pay a deposit.