Golden Visa in Dubai with property: requirements, family and alternatives
Ten years’ residence in the UAE, renewable, for the whole family – and without having to live there. That is the Golden Visa for property investors. Here you’ll find out what you need, where the common mistakes are and which alternative exists for smaller budgets.
In short: If your properties in Dubai are worth at least AED 2 million in total, you can apply for the Golden Visa. It is valid for 10 years, renewable and stays valid even if you continue to live abroad. It does not change where you pay tax.
Golden Visa in Dubai: the requirements
The Golden Visa for property investors is one of the most attractive residence permits in the world. The rules are straightforward:
- Property value: Your properties in Dubai must be worth at least AED 2 million in total at the time of purchase and be in your name. You may combine several apartments.
- Off-plan counts: Off-plan purchases are also accepted if the developer is approved in the UAE.
- Financing is allowed: The property may be financed if the loan comes from an approved bank in the UAE. The bank then confirms in writing that it has no objection and states the amount paid and the outstanding balance.
- Health insurance: Health insurance is mandatory for you and every family member you include.
The Golden Visa is valid for 10 years and can be renewed.
Careful with joint ownership
This is where most mistakes happen. The Golden Visa requires the property to be in your name. If you buy together with someone, it isn’t the total value that counts, only your own share.
Including your family
The Golden Visa isn’t a single ticket. You can include your spouse, children and parents in your visa – each with their own health insurance. According to the Dubai Land Department, the official fees for this are around AED 5,800 per family member.
For families considering a move to Dubai, this is a strong argument. How we support relocators is described in our investor types.
Golden Visa while living abroad
Many of our clients don’t want to emigrate straight away, but to keep an option open. That is exactly what the Golden Visa is for: it gives you the right to live in the UAE – not the obligation.
Holders of a regular UAE residence permit may usually not stay outside the country for more than six months in a row. This limit does not apply to the Golden Visa. You can enter at any time as long as it is valid.
The alternative: the two-year investor visa
Is your budget below AED 2 million? Then there is the Dubai Land Department’s two-year investor visa. For sole owners there is no longer a minimum value. Only with joint ownership must your share be worth at least AED 400,000. One catch: you must submit the application in person in Dubai; representation isn’t possible here.
| Feature | Golden Visa | Investor visa |
|---|---|---|
| Validity | 10 years, renewable | 2 years |
| Minimum value for sole ownership | AED 2 million (all properties combined) | no minimum value |
| With joint ownership | own share at least AED 2 million | own share at least AED 400,000 |
| Official fees according to the DLD | around AED 9,885 (incl. Emirates ID and medical test) | AED 10,212.50 |
How the application works
You apply for the Golden Visa for property investors via the Dubai Land Department, which works with the immigration authorities (ICP and GDRFA Dubai). Essentially you need: the title deed, your passport, a passport photo, proof of health insurance – and, with financing, the confirmation from your bank. The authorities adjust this list from time to time.
Our recommendation: check before you buy whether the property you want meets the requirements. Especially with off-plan, financing or joint ownership, a close look pays off.
A side effect many underestimate: with a visa and an Emirates ID, opening a bank account in Dubai also becomes much easier.
We guide you through the visa application
If you buy with us, we help you with your UAE visa at no extra cost. You only pay the official fees.
FAQ
Can I combine several apartments?
Yes. What matters is that your properties are worth at least AED 2 million in total and are in your name.
Does a financed property count?
Yes, if the loan comes from an approved bank in the UAE and the bank confirms it has no objection.
Do I have to move to Dubai?
No. The Golden Visa gives you the right to live in the UAE – not the obligation. You can continue to live where you live now.
Do I lose the Golden Visa if I live abroad?
No. The six-month limit for regular residence permits does not apply to the Golden Visa.
Updated: October 2026. This guide summarises the legal position in general terms and does not replace legal advice in individual cases. The authorities may change requirements and fees.
