- Own DLD-registered property (ready, off-plan, or mortgaged) with a total certified value of USD 544,000 or more, in a designated freehold zone; multiple title deeds can be combined.
- For mortgaged property: a No Objection Certificate from the lending bank.
- For off-plan: purchase from a RERA/DLD-approved developer under a valid SPA with an Oqood certificate. (Some sources report developers want USD 544,000 actually paid before issuing eligibility letters; confirm with DLD/GDRFA on your payment plan.)
- Property must stay in your ownership; a two-year minimum holding period continues to apply.
- Alternate routes exist without property: USD 8,200/month salary plus degree, USD 544,000 bank deposit held 2 years, or specialised talent/entrepreneur categories.
UAE Golden Visa (Property Route)
United Arab Emirates
The Golden Visa is the UAE's 10-year, self-sponsored residence permit: no employer, no local sponsor, no minimum stay requirement (the usual six-month absence rule is waived). The property route, the most used by relocating families, requires DLD-certified property valued at USD 544,000 or more, held in the applicant's name.
The big 2026 change: in February 2026 the ICP removed the old 50% down-payment (USD 272,000 cash) rule. Eligibility now rests on the property's total DLD-certified value alone, so mortgaged properties, off-plan purchases from approved developers under a valid SPA, and multi-property portfolios all qualify at USD 544,000 total, with a bank No Objection Certificate for mortgaged units.
Eligibility
Key facts
| Income test | No income test on the property route; the qualifying condition is USD 544,000 in DLD-certified property value (about USD 545,000), single property or portfolio. |
|---|---|
| Fees | Dubai Land Department publishes an all-in fee of USD 2,700 for the main applicant on the property route: medical fitness test USD 190, 10-year Emirates ID USD 310, confirmation of 10-year residency USD 780, DLD fees USD 1,100, administrative fees USD 310. Each additional family member costs about USD 1,600. The USD 544,000 property itself is the qualifying investment, not a fee. |
| Processing time | Typically 5 to 15 working days with complete documentation through the unified DLD/GDRFA platform; files with mortgage components or multiple properties can take longer. |
| Path to permanence | The Golden Visa is renewable every 10 years on the same conditions as long as the qualifying property is still owned. It is not citizenship and does not by itself make you a UAE tax resident; tax residency is a separate Federal Tax Authority determination (183-day presence or equivalent ties). |
| Last checked | Oct 2026 (source) |
How to execute it
- Buy or confirm qualifying property: DLD-certified value of USD 544,000+, title deed (ready) or Oqood (off-plan) in your name. For mortgaged units, get the bank's No Objection Certificate first.
- Apply through the DLD/GDRFA unified platform (Dubai's Cube centres or online): upload passport, title deed or Oqood, photo, and bank NOC if mortgaged.
- Pay the all-in fee (USD 2,700 main applicant, per DLD's published schedule) and complete the medical fitness test.
- Complete Emirates ID biometrics through ICP and receive the 10-year residency and ID.
- Sponsor family members on the same 10-year permit (spouse, children, parents, domestic staff); budget about USD 1,600 per person plus sponsorship file fees.
- Keep the property: the two-year holding period applies, and renewal at year 10 requires the qualifying investment still in place.
Why applications get rejected
- Property valuation below USD 544,000 on DLD certification, even if the purchase price was higher.
- Title deed not registered with the Dubai Land Department or outside a designated freehold zone.
- Mortgaged property without the lender's No Objection Certificate.
- Off-plan from a non-approved developer or without a valid SPA/Oqood.
- Expired police clearance or attestations missing the required apostille/MOFA stamps.
- Selling the property inside the two-year holding period.
Want a lawyer to file it?
The Feb 2026 rule change opened the Golden Visa to mortgaged and off-plan buyers, but the paperwork is unforgiving: one missing NOC or an unapproved developer stalls the file. An immigration lawyer pre-checks your title, mortgage, and attestations against the current DLD checklist before you pay the USD 2,700 fee.
Check if you qualify
Visa quiz
Which visa could work for you?
Step 1 of 4About a minute, no email needed
Where do you want to go?
Pick a city, or stay flexible.
Frequently asked questions
Did the USD 272,000 down-payment rule really end?
Yes. In February 2026 the ICP removed the old requirement to pay at least 50% (or USD 272,000) in cash. Eligibility is now based purely on the property's total DLD-certified value reaching USD 544,000, regardless of how much is mortgaged, with a bank No Objection Certificate.
Does the Golden Visa make me a UAE tax resident?
No. The Golden Visa is a residency permit, not a tax determination. UAE tax residency needs genuine presence under the FTA's rules (typically 183 days, or 90 days with a home or job/business in the UAE), proven with a Tax Residency Certificate application on EmaraTax.
Can I leave the UAE for long periods on a Golden Visa?
Yes. Unlike standard residence visas, the Golden Visa waives the rule that cancels residency after six months outside the UAE, which is why it suits people splitting time between countries.
What does it cost to add family members?
About USD 1,600 per person in government fees (DLD's published schedule), plus USD 87 to open the family sponsorship file and USD 27 per sponsored person. Each family member also needs a medical test, Emirates ID, and health insurance.