Golden Visa Dubai property: what buyers should know

Buy a Dubai property valued at AED 2,000,000 or more and you can apply for a 10 year UAE Golden Visa. It gives you long term residency without a national sponsor, and it lets you sponsor your family. The rules are set by the federal authority (ICP) and the Dubai Land Department (DLD), and they get updated from time to time, so you should always confirm the current threshold and paperwork before you commit.

For many of the buyers we work with at ERE Homes, residency is part of the reason they buy here. This guide explains how the property route works in plain terms, so you know what to check before you sign.

How the Golden Visa Dubai property route works

The Golden Visa is a long term residency you can earn through real estate. The headline is simple. If the property you own is valued at AED 2,000,000 or more, you can apply for a residency that runs for up to 10 years and renews, rather than a short permit you renew every couple of years.

The value that counts is the one recorded by the DLD on your title deed, not a private guess at the market price. The route is run jointly by the DLD and the ICP, so both the home and your paperwork need to line up before approval.

What you get with it

• Long term UAE residency, currently up to 10 years, that renews.
• No need for a national sponsor or an employer to hold your visa.
• The right to sponsor your spouse and children, and in many cases parents and domestic staff, subject to the current rules.
• The ability to stay outside the UAE for longer stretches without the visa lapsing.

Residency is the draw, but the home still has to make sense on its own. We start with the property, because a visa attached to a place you would not have bought anyway is not a good deal.

What property qualifies

The core test is the value. The DLD valuation on the title deed needs to reach AED 2,000,000 or more. A few points decide whether a given home clears that bar.

• Ready homes. A freehold apartment, villa, or townhouse with a DLD title deed counts, as long as the value reaches the threshold. You can browse current options on our properties page.
• Off-plan. Off-plan purchases from approved developers can qualify. As of early 2026 the old rule that forced a large down payment before an off-plan unit counted was eased, but this is exactly the kind of detail that changes, so confirm it for your case. See our guide on off-plan or ready to move to weigh the trade.
• More than one property. Several owners reach the threshold by combining the DLD value of more than one home rather than relying on a single unit.
• Mortgaged homes. Recent changes have made mortgaged property easier to use for the visa than it once was. The exact treatment can shift, so check the current position before you count on it.

We help shortlist homes that clear the bar and still fit your budget and plans. If you are looking at new launches, our projects page lists off-plan options from established developers.

The steps, in order

The process is more administrative than complicated. Here is the usual order.

1. Buy and register the property with the DLD so the title deed is in your name at the qualifying value. 2. Request the property certificate from the DLD that confirms the home meets the criteria. The visa application is built on it. 3. Apply through the ICP with your passport, the property certificate, photo, and any existing UAE ID or residence permit. 4. Complete the medical and Emirates ID steps that apply to UAE residency. 5. Add your family once your own visa is issued, if you are sponsoring them.

Fees and document detail change over time, so we point you to the DLD and ICP channels for the live list rather than quoting numbers that may date.

A few things people get wrong

The visa is tied to the property

This is the one to remember. The qualifying property usually has to stay in your name for the visa to renew. If you sell it and do not replace it with another qualifying home before renewal, the residency can lapse. Treat the visa as linked to the asset, not as a one time stamp.

Value is the DLD figure, not the asking price

What matters is the value recorded by the DLD, not what a listing says or what you hope the home is worth. A property marketed near AED 2,000,000 is not the same as one the DLD records at or above it, so we check this before you rely on a home for the visa.

Service charges and running costs still apply

The visa does not change the yearly cost of owning. Service charges, maintenance, and the usual buying fees are separate. Our note on the cost of buying property in Dubai walks through what to budget beyond the price.

Where the AED 2M bar lands in Dubai

AED 2,000,000 buys very different things depending on the area. In several established communities it reaches into solid apartments and some townhouses. On the high demand waterfront addresses it sits at the entry end, where a unit can earn the visa and hold its value well. Our look at Dubai's top beachfront homes and their prices shows where the threshold meets the prime end of the market.

The visa rarely drives the choice on its own. You pick a home that works as a place to live or rent, and the residency comes with it when the value clears the bar.

Frequently asked questions

How much property do I need to buy for a Dubai Golden Visa?

You need to own Dubai property valued at AED 2,000,000 or more, based on the value the DLD records on the title deed. You can reach this with a single home or by combining the value of more than one property. Always confirm the current threshold with the DLD or ICP before you buy, because the rules can change.

How long does the property Golden Visa last?

The property based Golden Visa currently runs for up to 10 years and is renewable. Renewal generally depends on you still owning a qualifying property at the required value at the time you renew. If you sell and do not replace it with another qualifying home, the visa may not renew.

Can off-plan property qualify for the Golden Visa?

Yes, off-plan purchases from approved developers can qualify, and recent changes have made this easier than it used to be. Because the conditions around off-plan and down payments have been adjusted, you should confirm the current position with the DLD or ICP for your specific purchase before relying on it.

Can I sponsor my family with the Golden Visa?

Yes. A key benefit of the Golden Visa is that you can sponsor your spouse and children without a national sponsor, and in many cases parents and domestic staff, subject to the current rules. Your own visa is usually issued first, then you add family members.

Do I have to keep the property to keep the visa?

In most cases, yes. The visa is tied to the qualifying property, so the home usually needs to stay in your name at the required value for the residency to renew. If you plan to sell, speak to the authorities about replacing it with another qualifying property first.

Does the Golden Visa remove service charges or buying fees?

No. The Golden Visa is a residency benefit and does not change the cost of owning. You still pay the usual purchase fees, yearly service charges, and maintenance. Budget for these separately from the price of the home.

If residency is part of why you are buying, tell us early. We will shortlist homes that clear the AED 2,000,000 bar, confirm the value with the DLD, and walk the steps with you. Reach the ERE Homes team through our contact page or message us on WhatsApp.