UAE Golden Visa through property: the conditions according to official sources

In short: the UAE Golden Visa (officially Golden Residence) is a long-term residence permit. One of its categories is intended for real estate investors. All the official sources we checked give the same threshold – a property (one or several) worth at least AED 2 million. They differ in the details, though: whether the unit can be mortgaged, how the value is calculated, and for how many years the visa is issued. That is why we do not promise a visa "with the purchase". What we say is that a given unit may meet the conditions – and we check the current rules on the date of application with the DLD, ICP and GDRFA.

Updated: November 2026

Key facts

• Threshold: a property or several properties with a combined value of at least AED 2,000,000 (about USD 545,000 at the fixed rate of AED 3.6725 to USD 1).
• Duration: the DLD, ICP and GDRFA speak of 10 years, renewable; the government portal u.ae gives 5 years for real estate investors in its category table.
• Mortgage: the DLD and GDRFA allow a mortgaged unit (with a bank letter), while the ICP requires the property to be fully owned by the investor.
• Where to apply: in Dubai – at the service centres named by the DLD; the applicant must be present in the UAE.
• Government-side cost: according to the DLD, about AED 9,885 for a 10-year investor visa, plus fees for family members.

What the official sources say – a comparison

The conditions for a real estate investor are described on four official pages. We checked them in November 2026:

Source	Value	Duration	Mortgage / how it is calculated
Dubai Land Department (DLD)	at least AED 2 million of purchase value at the time of acquisition, one or several properties	10 years, renewable	a mortgaged unit is possible – a bank letter stating the amount paid off and the balance; the applicant must be in the UAE
ICP (the federal identity and citizenship authority)	at least AED 2 million according to a letter from the real estate registration authority	10 years	"the property must be fully owned by the investor"
GDRFA Dubai (the residency authority)	at least AED 2 million in total; for co-ownership – a share of at least AED 2 million	10 years, extended if the conditions are met	a mortgage is permitted; value according to a DLD certificate or a valuation by a licensed firm; a lock is placed on the property for the validity of the visa
u.ae (the UAE government portal)	at least AED 2 million	5 years for real estate investments	no details

The discrepancies do not mean that one source is "lying" – the pages are updated at different times, and the decision to issue a visa is taken by the authorities under the rules in force on the date of application. For a buyer, the conclusion is simple: if the visa is a condition of your purchase, check it for the specific unit and the specific form of financing before you sign the contract.

Off-plan and the Golden Visa

On the public pages of the DLD, ICP, GDRFA and u.ae we did not find clear, current rules for flats bought at the construction stage (off-plan). Various versions circulate on the market – for example, that only the amount already paid to the developer counts, or that a letter from the developer is needed. We do not repeat them as facts. The DLD FAQ does, however, contain information about an ordinary (not "golden") residence permit based on a property under construction – according to the DLD, it is issued for one year. If you are thinking about a visa with an off-plan purchase, we will check the DLD's current position for the given project and payment plan – see also payment plans in Dubai.

What the application looks like

According to the DLD's description of the service, the procedure for an investor in Dubai goes like this:

1. A visit to a service centre named by the DLD (the list of centres is on the service page).
2. Submitting the documents and paying the fees.
3. A medical examination at the centre.
4. The residence permit is sent by e-mail; processing time according to the DLD is 7–10 working days.

Documents according to the DLD: a passport, the electronic title deed, a photo and, if you have them, an Emirates ID and your current residence permit. With a mortgage, a bank no-objection letter stating the amount paid off and the balance is added. The applicant must appear in person – the DLD does not allow the application to be submitted by a proxy. The ICP additionally requires valid health insurance in the UAE and a passport valid for at least 6 months.

How much it costs

Item (10-year visa, investor)	Amount
Medical examination	AED 700
Emirates ID (10 years)	AED 1,153
Confirmation of the residence permit (10 years)	AED 2,856.75
DLD fees	AED 4,020
Administrative fees	AED 1,155
Total	AED 9,884.75

These are the costs of the visa alone. On top come the costs of buying the property – the 4% DLD fee and others, described in the article the costs of buying property in Dubai.

Obligations after you receive the visa

• Maintaining the investment. The GDRFA states that the property cannot be disposed of for the whole validity period, and the authority may check whether the conditions are still met. A lock is placed on the property under DLD procedures.
• Supporting yourself without state aid – this is one of the conditions for keeping the visa according to the GDRFA.
• Staying outside the UAE. According to the GDRFA, Golden Visa holders are not subject to the rule that cancels residency after 180 days of absence; u.ae also mentions the possibility of staying abroad for longer.
• Family. You can sponsor a spouse, children and parents – according to the DLD document list (including a certified marriage certificate, birth certificates and health insurance).

How to prepare before buying

1. Decide whether the visa is the goal or a bonus. If it is the goal, the AED 2 million threshold and the form of financing must be planned from the start.
2. Check the value in the documents. The DLD speaks of the purchase value at the time of acquisition, the GDRFA of a DLD certificate or a valuation by a licensed firm. The price in an advert is not enough.
3. With a mortgage, ask the bank whether it will issue a no-objection letter and what paid-off amount it will state in it. Mortgage limits for foreigners are covered in UAE mortgages for non-residents.
4. With several units, make sure they are all in your name and together exceed the threshold.
5. Plan your trip – the application and the medical examination require your personal presence in the UAE.

The visa and taxes in Poland

A UAE residence permit does not automatically change your tax residence in Poland. Under the Polish personal income tax act, a resident is, among others, a person who has the centre of their personal or economic interests in Poland or who stays here for more than 183 days in a year. If you are considering moving, discuss it with a tax adviser – we are happy to recommend a specialist.

How we help

If the visa matters to you, when choosing a unit we check whether the value, the form of financing and the legal status may meet the conditions, and we update them against the DLD, ICP and GDRFA on the date of your decision. We do not guarantee that a visa will be issued – the authority decides. We hold consultations about Dubai in Polish, Russian, Ukrainian and English. See also where foreigners can buy property, how to check a developer and broker and how a purchase from Poland works. Ask about the conditions for a chosen unit.

Frequently asked questions