How much property do I need to buy for a Dubai Golden Visa?

Property worth AED 2 million or more, about £411,000, on the Dubai Land Department's valuation. It can be one home or several combined, and if you own jointly it is your share that must reach AED 2 million.

Does off plan property qualify for the Golden Visa?

Yes. Since January 2024 there has been no minimum amount paid in. An off plan home registered with Oqood and valued at AED 2 million or more qualifies on the Land Department's figure, not the brochure price.

Can I get a Golden Visa with a mortgage?

Yes. A mortgaged property qualifies on its full value. Your lender issues a no objection certificate, and the visa is assessed on what the property is worth rather than on your equity in it.

How long does the Golden Visa last?

Ten years, renewable for a further ten if you still meet the conditions. The property must be held for the full term. Sell it and the visa lapses.

Do I have to live in Dubai to keep it?

No. The Golden Visa has no minimum stay, which is the main difference from a standard residence visa that lapses after six months outside the UAE.

Your spouse and children, with no age limit on children under the current Dubai practice, plus parents and domestic staff. Each family member has their own application and fees.

How much does it cost?

Budget AED 10,000 to 15,000 per applicant, about £2,000 to £3,100, covering the Land Department certificate, the medical, Emirates ID and the GDRFA permit, more if you use a typing centre or have family members on the application. The full breakdown is in my cost guide.

Do I need the visa to buy?

No. You can own freehold property in Dubai in your own name with no visa at all. The Golden Visa is a benefit you can apply for after buying, not a condition of buying.

How to Get a Dubai Golden Visa Through Property

The short answer

Buy property worth AED 2 million or more, get the Dubai Land Department's property status certificate, apply to the GDRFA with it, take the entry permit, do the medical and biometrics in Dubai, and collect the Emirates ID. Two to four weeks from a property in your name to a permit in your passport. One trip to Dubai is needed, for the medical.

In this article

Before you buy
The six steps
The trip
Where it goes slow
Doing it with me
Common questions

This is one of four short guides that sit under my full Dubai Golden Visa through property investment page, which has the eligibility calculator and the list of qualifying projects.

Before you buy

If the visa matters, say so at the brief stage. It changes three things: the unit, because the Land Department value must clear AED 2 million; the title, because joint ownership needs each share to clear it; and the strategy, because the property is locked for ten years. Fixing any of those after exchange is expensive.

The six steps

Step	What you do	Who does it	Time
1. Purchase	Complete the purchase. Title deed for completed, Oqood for off plan.	You, with me	At purchase
2. Land Department certificate	Apply for the property status certificate confirming ownership and value, through Cube or a trustee office.	My team	Two to five working days
3. GDRFA application	Submit passport, photo, certificate and any lender or developer letter. Online or through an accredited Amer centre.	My team	Same day
4. Entry permit	Issued electronically. Enter the UAE on it, or change status if already inside.	GDRFA	Within days
5. Medical and biometrics	Medical fitness test and fingerprints at an approved centre in Dubai.	You, in person	One visit, two days for results
6. Residence permit and Emirates ID	Permit stamped electronically, Emirates ID issued.	GDRFA	About five working days

The trip

Step five is the only one that needs you in Dubai. Plan three to four days: the medical on day one, results on day two or three, biometrics the same visit. If family are applying, travel together and do everyone in one go. Everything else can be done from home.

Where it goes slow

The Land Department value comes in below AED 2 million because an incentive or discount was netted off the registered price. Check the Oqood figure before you apply.
A joint title where the shares fall short. See the requirements guide.
A mortgaged property without the lender's no objection certificate. Ask the bank early; some take two weeks.
A passport with under six months left.

Doing it with me

My team runs steps two, three and six for clients and books the medical for step five. You buy the property, make one trip, and collect the permit. If you want the process mapped against a specific purchase, book a call and I will walk you through it.

Common questions

How long does it take to get a Dubai Golden Visa through property?

Two to four weeks from a property in your name to a residence permit, with the GDRFA quoting five days for its own stage.

Do I have to go to Dubai?

Once, for the medical fitness test and biometrics. Everything else can be done remotely.

Can I apply before the property is handed over?

Yes, on an off plan Oqood registration valued at AED 2 million or more. No minimum paid in is required since January 2024.

Who issues the visa?

The General Directorate of Residency and Foreigners Affairs in Dubai, the GDRFA, on the strength of a Dubai Land Department certificate.

Sources: GDRFA Dubai, "Issuing a golden residence permit (investors)", service page; the UAE Government portal, u.ae, "Golden visa"; The National, 24 January 2024, on the removal of the minimum paid in amount; Dubai Land Department Cube platform guidance. Checked 22 October 2026.

How to get a Dubai Golden Visa

Before you buy

The six steps

The trip

Where it goes slow

Doing it with me

Common questions

Prefer to talk it through? Book a call with me.

More articles and guides

Dubai Golden Visa Through Property Investment

Dubai Golden Visa Cost: Every Fee Itemised

Dubai Golden Visa Requirements for Property Buyers

Tell me what you want to achieve. I will tell you what fits.