Buyer's Guides · 10 min · 2026-04-19

Golden Visa Dubai by Real Estate Investment: 2026 Requirements & Process

How the 10-year Dubai Golden Visa for property investors works in 2026: the official threshold, points to check, documents, family and the steps to follow.

What Is the Dubai Golden Visa via Real Estate?

The UAE Golden Visa is a long-term, 10-year renewable residence visa. Property investors can qualify when the property value is at least AED 2 million, according to the official UAE government portal. Golden Visa holders do not need a local sponsor and can sponsor family members, under the conditions published by the authorities.

Check whether a property reaches the threshold with our simulator.

Eligibility: What to Check

• Property value: at least AED 2,000,000 (u.ae)
• Several properties: whether several properties can be combined to reach the threshold is set by the authorities; check the current rule before buying
• Off-plan property: conditions for off-plan units are set by the authorities; check them on the official portal and with the Dubai Land Department
• Mortgaged property: conditions are set by the authorities; check the current rules on the official UAE government portal
• Ownership: the property is registered in the investor's name
• Validity: 10 years, renewable

The Dubai Land Department publishes the full fee schedule for property investors; our partner Cevitas breaks it down line by line, with the off-plan, mortgage and family rules, in its Golden Visa property guide with official DLD fees.

Other Residence Options

Other residence visas linked to property may exist with different conditions. The authorities update these rules from time to time, so check the current list on the official UAE portal rather than relying on a figure quoted elsewhere.

Documents Usually Requested

• Passport with sufficient validity
• Title deed (or the off-plan registration, where accepted)
• Property valuation or proof of value, as requested
• Health insurance
• Emirates ID application
• Medical fitness test

The exact list is set by the issuing authority and published with the online service.

Step-by-Step Process

1. Buy a property worth at least AED 2 million (use the ROI simulator to compare options)
2. Register the property with the Dubai Land Department
3. Obtain the documents proving ownership and value
4. Apply through the official channels (GDRFA Dubai or the federal ICP platform)
5. Medical test and biometrics
6. Receive the visa and Emirates ID

Processing times depend on the authority and on how complete your file is.

Family

Golden Visa holders can sponsor family members such as a spouse and children, under conditions published by the authorities. Check the current rules and fees for each dependent on the official UAE portal.

Tax

UAE tax rules are published on the official UAE portal. Your tax position also depends on your country of tax residence: ask a tax adviser in that country before you buy.

Combining With Mortgage

Whether, and on what conditions, a mortgaged property counts towards the Golden Visa is set by the authorities and can change. Check the current rules on the official UAE government portal before you rely on financing, then model the loan with the Dubai mortgage simulator.

Common Mistakes

1. Assuming several smaller properties can be combined without checking the current rule
2. Forgetting health insurance
3. Buying off-plan without checking the conditions that apply to off-plan units

Read Next

• Investing in Dubai from France
• Dubai Acquisition Costs Decoded

Calculators for this guide: Dubai property ROI calculator · Off-plan calculator Dubai

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