The UAE Golden Visa has transformed how foreign nationals view Dubai property. Since its expansion in 2022, over 90,000 investors have secured 10-year residency through real estate — and 2026 changes make the path even more accessible.
This guide covers everything: who qualifies, how the application works, which property types count, and which communities give you the best combination of yield and Golden Visa eligibility.
Eligibility Requirements
To qualify for the 10-year Golden Visa through property, you must own one or more freehold properties with a combined value of AED 2,000,000 or more. The properties must be fully paid — a mortgage is permitted only if the paid-off equity meets the threshold.
Off-plan properties qualify as long as the developer is registered with RERA and the buyer holds a valid Sale and Purchase Agreement (SPA). The property does not need to be handed over at the time of application.
- Minimum property value: AED 2,000,000 (single or combined freehold assets)
- Mortgage allowed — only fully paid-off equity counts toward the threshold
- Off-plan qualifies with a valid RERA-registered SPA
- Property must be in a designated freehold zone
- Joint ownership permitted — each co-owner's share must meet AED 2M independently
Application Process & Timeline
The process is straightforward but requires careful document preparation. Most applicants complete it within 30–45 days from initial submission to visa issuance, assuming documents are in order.
| Step | Action | Estimated Time |
|---|---|---|
| 1 | Obtain title deed / SPA from DLD | 1–3 days |
| 2 | Notarised property valuation (DLD-approved valuator) | 3–5 days |
| 3 | Submit application via ICP (Federal Authority for Identity) | 1 day |
| 4 | Medical fitness test & Emirates ID biometrics | 3–7 days |
| 5 | Visa stamping & Emirates ID issuance | 7–14 days |
Family Sponsorship Included
A Golden Visa holder can sponsor their spouse, children (of any age), and household staff under the same 10-year residency framework — at no additional property investment required.