A Dubai Golden Visa property investment can support an application in 2026 for the 10-year renewable permit DLD describes, if the purchase value is AED 2,000,000 or more and the ownership conditions are met. The Dubai Land Department (DLD) lists applicant fees of AED 9,884.75, before property purchase costs and any family fees, on its service page checked in September 2026. Approval is not automatic, so confirm your circumstances with DLD or the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) before buying.
Who qualifies for a Dubai Golden Visa through property?
DLD’s Dubai investor service requires a purchase value of AED 2,000,000 or more at the time of purchase. The qualifying value can come from one property or several, provided the properties are wholly owned by the investor and registered in the applicant’s name, as set out on DLD’s service page, checked in September 2026.
This means the relevant figure is the property’s purchase value when you buy it. Do not assume a later valuation will make up a shortfall, or that a property held jointly will meet the wholly owned requirement. If you are weighing ownership structures, review the practical points in our guide to buying property in Dubai as a foreigner.
Can mortgaged property qualify?
DLD’s current service description asks for a bank letter confirming AED 2,000,000 has been paid towards a mortgaged property. Its service terms also request a bank no-objection letter that states both the amount paid and the remaining balance. Earlier media reports described a change to the minimum-paid requirement, but DLD’s published guidance still refers to the paid amount.
Because those requirements may appear inconsistent, confirm the mortgage documents DLD will accept before committing to a purchase. Ask the bank for the precise letter format and check the position directly with DLD. Do not rely on a general summary of mortgage rules when planning your purchase.
Can you combine more than one property?
Yes. DLD allows the purchase value to be reached across one or more properties, subject to its ownership rules: the properties must be wholly owned by the investor and held in the applicant’s name. The combined purchase value must meet the threshold at the time of purchase.
Check how each property is registered before relying on a combined value. If ownership is shared, or a property is held through a company or another arrangement, ask DLD whether that structure meets the application requirements before proceeding.
Do off-plan properties qualify?
Cabinet Resolution 65 of 2022, Annex, Article 8, includes off-plan units purchased from approved developers where their total value is AED 2,000,000 or more. However, DLD’s Dubai Golden Visa service page does not mention off-plan purchases, and its mortgage guidance refers to proof of the paid amount. Read the relevant provision in the official UAE legislation, then confirm eligibility with DLD before booking.
As listed on M&M’s case pages in September 2026, Arancia The Yards features two-bedroom options from AED 2.1 million, while Everly Place is listed from AED 2.05 million. Both are off-plan opportunities, so their prices alone do not confirm visa eligibility. Check the specific unit, developer approval and application evidence with DLD before making a decision.
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On its Dubai investor service page checked in September 2026, DLD lists a medical charge of AED 700, an Emirates ID charge of AED 1,153, residency confirmation at AED 2,856.75, a DLD charge of AED 4,020 and an administration charge of AED 1,155. The listed total for the applicant is AED 9,884.75. These are visa-related charges, separate from the cost of buying the property.
DLD lists AED 5,774.50 for each family member, a one-time family sponsorship file opening charge of AED 318.75, and AED 100 per sponsored person. Confirm the family total and any applicable charges with DLD. DLD also requires health insurance for family members, which is not included in the amounts above.
Worked example: a ready property bought in cash
The following September 2026 illustration uses a ready flat bought for AED 2,000,000 in cash. The purchase charges are planning estimates, not a DLD quotation; DLD’s visa charges are taken from its published service information.
- Estimate the property purchase costs: AED 80,000 for DLD transfer charges + AED 520 for the title deed, map and fixed charges + AED 4,200 for the trustee + AED 42,000 for the agent and VAT = AED 126,720.
- Add the applicant’s visa fees: AED 9,884.75.
- Add fees for a spouse and two children: 3 × AED 5,774.50 = AED 17,323.50; then add the AED 318.75 one-time file opening charge, giving AED 17,642.25. If DLD also charges AED 100 for each sponsored person, add 3 × AED 100 = AED 300, making the family amount AED 17,942.25.
- Calculate the additional costs: AED 126,720 + AED 9,884.75 + AED 17,642.25 = AED 154,247 on top of the property price. If the AED 100 charge applies to each family member, the total becomes AED 154,547.
This estimate does not include family health insurance. Actual purchase costs and DLD charges can vary, so confirm them before budgeting.
How do you apply through DLD?
The applicant must be inside the UAE when applying through DLD’s Dubai service. The documents listed for the application are a passport, the title deed or e-certificate, a photograph and an Emirates ID if you have one. Check the current document list with DLD before submitting.
- Check the property and ownership: confirm the purchase value at the time of purchase and ensure the property or properties meet DLD’s wholly owned, applicant-name requirement.
- Prepare the application documents: gather the passport, title deed or e-certificate, photograph and Emirates ID if available. If the property is mortgaged, confirm the required bank letters with DLD.
- Apply while in the UAE: submit through the DLD Dubai Golden Visa investor service and confirm the charges that apply to your case.
- Plan for processing: DLD quotes 7 to 10 business days on its service page, checked in September 2026. Treat this as the stated processing estimate, not a promise of approval or a guaranteed completion date.
How long is the permit, and can you stay outside the UAE?
DLD’s Dubai investor service describes a 10-year renewable permit. Confirm which permit applies to your case with DLD or ICP before buying.
Golden Visa holders can stay outside the UAE for more than six months without the usual residence-permit rule requiring entry within that period, according to the UAE government’s Golden Visa guidance. This is separate from DLD’s requirement that an applicant be inside the UAE when applying through its Dubai service.
Buying property in Dubai can provide a route to a long-term residence application, but the purchase threshold, ownership structure, mortgage evidence and application requirements all matter. Assess the property on its investment merits first, rather than treating a visa as the reason to buy. For more on the wider residency routes, see our guide to residency by investment, and read our update on the UAE Golden Visa fee structure. Rules and charges can change, so confirm them with DLD or ICP before you proceed. To discuss a property search or investment plan, contact M&M Real Estate.
Does the purchase need to be a single property?
No. DLD allows the qualifying purchase value to be reached through one or more properties, provided they are wholly owned by the investor and in the applicant’s name. Confirm any shared or non-standard ownership arrangement directly with DLD.
Can an off-plan purchase count towards eligibility?
Cabinet Resolution 65 of 2022 includes qualifying off-plan units from approved developers. Since DLD’s service page does not set out an off-plan process, confirm the unit’s eligibility and required evidence with DLD before booking.
Can I apply from outside the UAE?
DLD’s Dubai investor service requires the applicant to be inside the UAE at the time of application. Confirm current application arrangements with DLD or ICP if you are making plans from abroad.
