UAE Golden Visa Through Property: How the AED 2m Route Works
Buy property in Dubai worth at least AED 2 million and you can apply for a renewable golden residence visa through the Dubai Land Department (DLD), with the right to sponsor your spouse, children and parents. It is one of the most straightforward residency-by-property routes anywhere, and the AED 2 million threshold buys a substantial home in many Dubai communities.
Here is how the route works in practice, what it costs in official fees, and the shorter property-linked residencies that exist alongside it.
The AED 2 million rule, confirmed
The DLD's official service page states that a real estate investor owning property with a purchase value of AED 2 million or more at the time of purchase can apply for a 10-year renewable residence permit. The value can be made up of one or more properties, but they must be wholly owned and registered in the applicant's name, and you must be inside the UAE when you apply.
The federal government portal's golden visa summary, updated in July 2026, also lists AED 2 million as the minimum capital for the investor category, though it shows shorter durations for some real estate investor visas. Durations and conditions are set by each emirate's authorities and do change, so treat the DLD and the Federal Authority for Identity and Citizenship (ICP) as the final word.
- Minimum AED 2 million purchase value at the time of purchase
- One or more properties can be combined to reach the threshold
- The property must be wholly owned in the applicant's name
- The permit is renewable as long as you continue to qualify
Mortgaged property can qualify
You do not need to buy in cash. The DLD accepts mortgaged properties provided you submit a letter from the bank confirming that AED 2 million has been paid, along with a no-objection letter stating the bank does not object to a residence permit being issued against the property, showing the amount paid and the balance outstanding.
- A bank letter must evidence AED 2 million already paid
- The bank must issue a no-objection letter for the residence application
Official fees and processing time
The DLD publishes the full fee schedule for the main applicant's 10-year permit: AED 700 for the medical examination, AED 1,153 for a 10-year Emirates ID, AED 2,856.75 to confirm the residence permit, AED 4,020 in Dubai Land Department fees and AED 1,155 in administrative fees — AED 9,884.75 in total. The service takes 7 to 10 business days.
Fees are revised from time to time, so check the DLD's service page for the current schedule before budgeting.
- Total official fees for the main applicant: AED 9,884.75
- Processing time: 7-10 business days
- Documents: passport, title deed (e-Certificate of Title), photo, plus Emirates ID and current residence permit if you have them
Sponsoring your family
Golden visa holders under this route can sponsor a spouse, children and parents. The DLD lists a 10-year family residence permit at AED 5,774.50 per person, plus AED 318.75 to open a family sponsorship file, and AED 100 per sponsored person in additional charges. Health insurance is required for sponsored family members.
- Spouse, children and parents can all be sponsored
- 10-year family permit: AED 5,774.50 per person, plus file-opening fee
- Health insurance is required for dependants
Shorter property residencies also exist
The golden visa is not the only property-linked option in Dubai. The DLD's own FAQs describe a three-year residence permit for owners of property worth AED 750,000 or more, and a five-year permit where the value exceeds AED 2 million fully paid without a mortgage, both processed at the DLD's Cube Centre. If your budget sits below AED 2 million, the three-year route keeps residency on the table.
You can browse qualifying homes and compare communities in Habio's Dubai listings and buyer guides before deciding which threshold to aim for.
- Three-year residence: property worth AED 750,000 or more
- Five-year residence: property over AED 2 million, fully paid
- Ten-year golden residence: AED 2 million or more, mortgage permitted with bank letters
Frequently asked questions
How much property do I need to buy for a UAE golden visa?
Property with a purchase value of at least AED 2 million at the time of purchase, according to the Dubai Land Department. One or more properties can be combined, but they must be wholly owned in the applicant's name.
Can I get a UAE golden visa with a mortgaged property?
Yes. The DLD accepts mortgaged property if the bank provides a letter confirming AED 2 million has been paid and a no-objection letter for the residence permit showing the paid amount and outstanding balance.
How long does the property golden visa last?
The DLD issues a 10-year renewable residence permit for qualifying property investors. Note the federal portal's summary lists different durations for some investor visas, so confirm current terms with the DLD or ICP when you apply.
Can my family join me on a property golden visa?
Yes. A spouse, children and parents can be sponsored. The DLD lists 10-year family permits at AED 5,774.50 per person plus a file-opening fee, with health insurance required.
How much does the golden visa application cost?
The DLD's published fees for the main applicant total AED 9,884.75, covering the medical, Emirates ID, residence confirmation, land department and administrative fees. Processing takes 7-10 business days. Fees can change, so check the DLD service page.
Sources
This article is general information, not legal, tax or financial advice. Markets and rules change — verify the current position with official sources before acting. Published 2 August 2026.