UAE Golden Visa
Your 10-Year Golden Visa Through Property
Invest AED 2 million in Dubai property and secure long-term residency for your family.
Property, Visa & Paperwork In One Place
Buy the right home and get your Golden Visa with one team. Danube Properties guides you from the first shortlist to the day your family's visas are issued.
Property purchase guidance
A shortlist of Danube homes, or combinations of homes, that reach the AED 2 million value within your budget, with the payment plan explained.
Golden Visa assistance
An eligibility check before you buy, then step-by-step support with your application and your family's visas.
Documentation support
Title deed or Oqood registration, developer statements and no-objection letters, DLD valuation and the documents for your family.
Who Qualifies Through Property
You qualify through the real estate route when all of the following are true.
Property worth at least AED 2 million
One property, or several properties added together. The value is confirmed by a Dubai Land Department (DLD) property status statement or a DLD-licensed valuation.
Registered in your name
The property must be owned by you. If you co-own it, your own share must be worth at least AED 2 million.
Ready, mortgaged or off-plan
Completed homes qualify. Mortgaged homes qualify with a bank no-objection letter. Off-plan homes from approved developers qualify once registered under Oqood, subject to approval.
Kept for the life of the visa
A lien is registered on the property while the permit is valid, so it cannot be sold during that period without a replacement property.
Applicant inside the UAE
The applicant must be in the UAE and attend in person. Representatives cannot apply on your behalf.
Simple core documents
Passport, title deed or e-title certificate (Oqood for off-plan), personal photo, and Emirates ID and residence copy if you already have them.
How the AED 2 Million Threshold Works
The threshold is about the value of the property you own, not how you paid for it.
| Your situation | Value that counts | Result |
|---|---|---|
| One apartment worth AED 2.1 million, in your name | AED 2.1M | Qualifies |
| Two apartments worth AED 1.2M and AED 0.9M, both in your name | AED 2.1M combined | Qualifies |
| A AED 4 million villa owned 50/50 with a partner | AED 2M each | Each owner can apply |
| A AED 6 million property owned 50/50 | AED 3M each | Each owner can apply |
| A AED 3 million property owned 50/50 | AED 1.5M each | Neither share qualifies alone |
| A AED 1.8 million apartment | AED 1.8M | Below the threshold |
A property worth AED 4 million or more supports two independent Golden Visas only when each owner's share is at least AED 2 million. A single owner gets one Golden Visa and sponsors family members on it.
Buying With a Partner
GDRFA Dubai states that when your investment is a share in a jointly owned property, the value of that share must be no less than AED 2 million.
- 50% of a AED 4 million property is worth AED 2 million, so that partner can qualify on their own.
- Each co-owner is assessed separately. Two partners in a AED 4 million property can each apply.
- Below AED 4 million, a 50/50 split leaves each share under AED 2 million. Other properties in the same owner's name can be added.
- Married couples: usually one spouse holds the qualifying share and sponsors the other as family. The split on the title deed decides who can apply.
Off-Plan Homes & Initial Payments
UAE regulations allow the Golden Visa for off-plan properties worth at least AED 2 million bought from approved local developers. Here is when you can apply before paying the full price.
Must the total value be at least AED 2 million?
Yes. The full contract or DLD-certified value of the unit, or of all your units together, must reach AED 2 million. A AED 1.5 million unit does not qualify however much you have paid.
Does the amount already paid matter?
Less than it used to. Dubai previously required at least 50% (AED 1 million) to be paid on off-plan and mortgaged properties. Reports of a February 2026 policy change say this threshold was removed and the value test now applies. The official service pages do not yet publish the new terms, so each off-plan case is confirmed at application.
Can an Oqood-registered unit qualify before full payment?
Yes, if it is accepted at application. Oqood registration is required. A sales agreement or reservation form on its own is not accepted. The DLD checks the registered value and the developer's documents.
When can a booking amount or 20% instalment be enough?
Only when the unit's value is at least AED 2 million, it is registered under Oqood, the developer has issued the required statement of account or no-objection letter, and the DLD and GDRFA accept the application. Some cases may need extra documents, such as a bank guarantee in the GDRFA format. A booking amount before Oqood registration is not enough.
What documents are needed?
Oqood certificate, developer statement of account showing payments made, developer no-objection letter where requested, DLD valuation, and for financed units a bank no-objection letter showing the paid amount and balance.
Paying 20% does not automatically guarantee a Golden Visa. Eligibility is decided by the DLD and GDRFA when you apply. Before you commit, our team checks the unit, its value and its Oqood status against the current requirements.
Golden Visa Fee Estimate
Estimated totals per person, including processing. Final fees are confirmed when you apply.
Estimated fees per person
All-in estimates, including processing. Your exact fees are confirmed when you apply.
Main applicant
AED 11,000 per person, including processing feeEach family member
AED 7,000 – 8,000 per person, including AED 1,000 processing feeEstimate your family's total
All amounts are estimates, not confirmed fees. Government fees are set by the UAE authorities and can change. Health insurance (mandatory for each person) and attestation of documents issued abroad are not included.
Six Steps to Your Golden Visa
Choose a qualifying property
A ready or off-plan home, or a combination, worth at least AED 2 million in your name.
Complete registration
Title deed for ready homes, Oqood for off-plan, and a bank no-objection letter if mortgaged.
Prepare your documents
Passport, photo, title deed or Oqood, plus attested family documents and health insurance.
Submit with our support
We tell you what to bring and where to go, and help you submit and pay the fees. You must be in the UAE.
Medical & Emirates ID
Medical fitness test for applicants aged 18 and over, and Emirates ID biometrics if requested.
Receive your Golden Visa
The 10-year permit is emailed and your Emirates ID delivered. Then add your family.
Typical processing time once all documents are complete, as listed by the Dubai Land Department. Off-plan buyers should allow extra time for Oqood registration first. Family visas follow once the investor's visa is issued.
Not Sure Where to Start? Contact Us Directly
One call is all it takes. Our team checks your eligibility, explains the documents and supports your application from start to finish.
Benefits of the Golden Visa
10-year residence
A renewable 10-year permit, extended as long as you still meet the conditions.
No sponsor needed
You are your own sponsor – no employer or local sponsor is required.
Travel freely
Stay outside the UAE for any length of time without your residence lapsing.
Sponsor your family
Bring your spouse, children (regardless of age) and parents on 10-year permits.
Domestic workers
Sponsor domestic workers, with no limit on their number.
Security for loved ones
If the holder passes away, family members may stay until their permits expire.
Golden Visa FAQ
What is the minimum property value for a UAE Golden Visa?
The property, or several properties together, must be worth at least AED 2 million. In Dubai the value is confirmed by a Dubai Land Department property status statement or a valuation from a DLD-licensed valuer.
Can I combine two or more properties to reach AED 2 million?
Yes. GDRFA Dubai accepts a property or a group of properties with a total value of at least AED 2 million, as long as each one is registered in your name.
Does a mortgaged property qualify?
Yes, if its value is at least AED 2 million and the mortgage is with a bank approved for this purpose. The bank must issue a no-objection letter that states the amount already paid and the outstanding balance.
Do I need to live in the UAE before applying?
No UAE residence is needed to own property, but the Dubai Land Department requires the applicant to be inside the UAE when applying, and the applicant must attend in person.
Can I apply if I own the property jointly with someone else?
Yes, if your own share is worth at least AED 2 million. GDRFA Dubai states that for a share in a jointly owned property, the share's value must be no less than AED 2 million.
Our property is worth AED 4 million and we each own 50%. Can we both apply?
Yes. Each 50% share is worth AED 2 million, so each owner can apply for a Golden Visa independently.
What if we own a AED 3 million property 50/50?
Each share is worth AED 1.5 million, which is below the AED 2 million that GDRFA requires per share, so neither owner meets the property route on that unit alone. Adding another property in your own name, or changing the ownership split, can change the outcome. Ask us to review your case before you buy.
Can an off-plan property qualify?
Yes. UAE rules allow off-plan properties worth at least AED 2 million bought from approved local developers. The unit must be registered with the Dubai Land Department (Oqood), and the developer's documents and a DLD valuation are checked when you apply.
Do I have to pay the full price before applying?
Not always. The test is the property's value (at least AED 2 million), not only the amount paid. Dubai previously required at least 50% (AED 1 million) to be paid on off-plan and mortgaged units; reports in February 2026 say this payment threshold was removed. Because the published service pages do not yet set out the new terms, each off-plan application is confirmed by the authorities at the time you apply.
Is paying 20% or a booking amount enough?
It can be, but it is not guaranteed. A 20% payment may be enough only when the unit is registered under Oqood, its total value is at least AED 2 million, the developer issues the required statement or no-objection letter, and the DLD and GDRFA accept the application. Some cases may need extra documents, such as a bank guarantee in the format GDRFA requires. A booking amount alone, before Oqood registration, does not qualify.
What is Oqood and why does it matter?
Oqood is the Dubai Land Department's register for off-plan sales. Your unit is recorded in your name before completion, which gives you an official document to apply with. A sales agreement on its own is not enough.
How much does the Golden Visa cost?
The estimated cost is AED 11,000 for the main applicant, including the processing fee. Each family member is an estimated AED 7,000 to 8,000 per person, including an AED 1,000 processing fee. These are estimates, not confirmed fees; health insurance and document attestation are extra.
How much does it cost to sponsor my family?
Each spouse, child or parent is an estimated AED 7,000 to 8,000 per person, including an AED 1,000 processing fee. Use the calculator on this page for an estimated family total. Health insurance is required for every family member and is not included.
How long does it take?
Once all documents are ready, the Dubai Land Department lists 7 to 10 working days, and GDRFA lists about 5 days for issuing the permit itself. Off-plan buyers should allow extra time for Oqood registration first.
Where do I apply?
Property Golden Visa applications in Dubai go through the Dubai Land Department, and the residence permit is issued by GDRFA Dubai. Contact our team directly: we tell you exactly what to prepare and where to go, and support you at each step.
Who can I sponsor?
Your spouse, your children regardless of age (an undertaking is needed that sons and daughters over 18 are unmarried) and your parents. Golden Visa holders can also sponsor domestic workers.
What happens if I sell the property?
A lien is registered on the property for the life of the permit, and the property cannot be sold during that time. If you want to sell, speak to the authorities first: you will need another qualifying property of at least AED 2 million to keep the visa.
Find a Home That Qualifies You for the Golden Visa
Share your budget and our team will send Danube properties that can meet the AED 2 million requirement, with Golden Visa guidance and documentation support included.
- Personalised property shortlist
- Eligibility check before you buy
- Golden Visa & documentation support
Sources and last review (October 2026). Eligibility information on this page is based on Dubai Land Department – Golden Visa (Investor) service, GDRFA Dubai – Golden Residence Permit (Investors), UAE Ministry of Foreign Affairs – Executive Regulations on entry and residence of foreigners (2022), ICP – Golden Residency, UAE Government portal – Golden Visa. Fees shown are estimates only. This page is general guidance, not legal advice; eligibility and fees are confirmed by the UAE authorities when you apply.