visas
How to Get a Dubai Golden Visa Through Property (AED 2 Million Route)
How to get a 10-year Dubai Golden Visa through property ownership. Covers the AED 2 million threshold, DLD registration, medical examination, and Emirates ID.
Gov. fee
AED 9,884.75 (main applicant)
Timeline
7–10 business days
For
Property owners in Dubai with a freehold title deed valued at AED 2,000,000 or above…
Steps
7
Start
Verify your property is freehold, registered with the Dubai Land Department, and valued…
Last updated: April 2026
- 1Confirm the Property Qualifies
- 2Prepare the Investor Documents
- 3Obtain Valuation or Bank Confirmation
- 4Submit the Golden Visa Application
- 5Complete the Medical Test
- 6Complete Emirates ID for 10 Years
- 7Add Family Members After Approval
●Property route eligibility and DLD requirements based on ICA and GDRFA official guidance. Minimum property value thresholds may be revised. · Checked May 2026
Step by step
Confirm the Property Qualifies
Verify your property is freehold, registered with the Dubai Land Department, and valued at AED 2,000,000 or above.
Where to go
Dubai Land Department
Address / portal
Dubai REST app or dubailand.gov.ae
Est. cost
Free
Est. time
1–2 days
Advice
Multiple properties can be combined to reach the threshold. Off-plan or mortgaged files may need additional documentation — confirm requirements with DLD before submitting.
Prepare the Investor Documents
Gather all required documents before submitting to DLD.
Where to go
No office visit
Address / portal
Prepare before visiting DLD or Dubai REST
Est. cost
Free
Est. time
1–5 days
Advice
Ready freehold: title deed (AED 2M+, fully paid), passport copy, photo, Emirates ID and residence permit copy if a UAE resident. Off-plan or under construction: initial sale contract, statement of account confirming at least 30% of purchase price paid, passport, photo, Emirates ID if a UAE resident. Mortgaged: title deed, instalment plan, bank NOC (allow 5-10 working days), passport, photo, Emirates ID if a UAE resident. Joint ownership with spouse: the partner with the higher registered share applies; add a MOFA-attested marriage certificate to the standard documents.
Obtain Valuation or Bank Confirmation
If your file requires it, obtain an official property valuation report or bank NOC confirming ownership details.
Where to go
DLD-approved valuer or your bank
Address / portal
DLD-approved valuation company or mortgage bank branch
Est. cost
Varies (if required)
Est. time
2–5 days
Advice
Not required for all files. Confirm with DLD whether a valuation is needed for your property type before ordering one.
Submit the Golden Visa Application
Submit your investor application through DLD. DLD processes the file and forwards it to GDRFA for residency approval.
Where to go
Dubai Land Department
Address / portal
Dubai REST app or DLD service center
Est. cost
AED 8,031.75
Est. time
3–5 days
Advice
Cost covers DLD fees (AED 4,020), residency permit confirmation (AED 2,856.75), and administrative fees (AED 1,155). Amer service centres may quote all-in package figures -- approximately AED 15,000 for applicants below age 65 and AED 17,000 above 65, covering government fees, Emirates ID, and service-centre handling. Actual cost varies by file, insurance, and medical fees.
Complete the Medical Test
Attend a medical fitness examination at an approved center. Results are sent electronically to GDRFA.
Where to go
Approved medical fitness center
Address / portal
Any approved medical fitness center in Dubai
Est. cost
AED 700
Est. time
1–2 days
Advice
Bring your passport and visa page or entry permit copy.
Note
Residency cannot be issued without medical clearance.
Complete Emirates ID for 10 Years
Complete biometric enrollment for a 10-year Emirates ID at an ICP service channel.
Where to go
Emirates ID / ICP service channel
Address / portal
Any ICP-approved typing center or service center in Dubai
Est. cost
AED 1,153
Est. time
2–3 days (card delivery 5–10 days)
Advice
The 10-year Emirates ID is issued specifically for Golden Visa holders.
Add Family Members After Approval
After your residence visa is stamped, apply separately to sponsor eligible family members — spouse, children, or parents.
Where to go
Amer service center
Address / portal
Any Amer branch in Dubai
Est. cost
AED 5,774.50 + AED 318.75 per file
Est. time
2–4 weeks per person
Advice
Each family member requires a separate sponsorship file. Costs are AED 5,774.50 residence permit plus AED 318.75 file opening, plus AED 100 per sponsored person. For parent sponsorship, Amer notes may list: sponsor salary of AED 10,500, two-bedroom Ejari, 3-month bank statement, sponsor birth certificate attested by MOFA, proof of relationship, and a refundable deposit (Amer notes reference AED 5,000). Final requirements are reviewed case by case at GDRFA.
Overview
The Dubai property route grants a 10-year renewable residence visa to investors who own freehold property registered with the Dubai Land Department at a minimum value of AED 2,000,000. One property or multiple combined properties qualify. No employer sponsorship is required.
Total government fees for the main applicant are approximately AED 9,884.75, covering DLD fees, residency permit, admin fees, medical examination, and Emirates ID. Family members can be sponsored separately after the main visa is approved. The DLD official service time for this route is 7–10 business days.
What to prepare for a ready freehold property: title deed or e-certificate of title, passport (original + copy), passport-size photo with white background, Emirates ID and residence permit copy if already a UAE resident. If the property carries a mortgage, include a bank NOC -- contact your bank early as the NOC process can take 5-10 working days.
Off-plan and under-construction properties may require additional documents such as the sale and purchase agreement and a payment statement. Confirm eligibility and exact document requirements with DLD before submitting an off-plan file.
After the main Golden Visa is issued, eligible family members -- including spouse, children, and parents -- can be sponsored under a separate sponsorship file. Step 7 covers costs and the application process.
Joint ownership with a spouse: if a freehold property is co-owned, the spouse with the higher registered ownership percentage is the applicant. A MOFA-attested marriage certificate is required in addition to the standard property documents.
Amer service-centre fee notes: Amer centres typically quote all-in package figures of approximately AED 15,000 for property Golden Visa applicants below age 65 and AED 17,000 for applicants above 65. These figures cover government fees, Emirates ID, and service-centre handling charges. Actual cost varies by file, insurance, medical fees, and processing route.
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