How to Get a Golden Visa in Dubai by Investing in Property in 2026

You can obtain a 10-year UAE Golden Visa by investing in Dubai real estate if you purchase property (or multiple properties) with a total value of at least AED 2 million, either ready or eligible off-plan developments approved by the authorities. The visa is also available when the investment is financed through a mortgage, provided the investor’s equity contribution meets the minimum threshold.

The UAE Golden Visa is a long-term residency programme designed to attract investors, entrepreneurs, and skilled individuals. In real estate, it has become one of the most accessible pathways to long-term residency, particularly for international buyers investing in Dubai’s stable and high-performing property market. Here is a list of off-plan properties one can buy to avail of the golden visa.

Unlike standard residency visas, the Golden Visa offers 10-year renewable residency, without the need for a local sponsor, and allows full ownership rights in designated freehold areas.

To qualify through property investment, the key requirement is:

• Minimum property value: AED 2 million
• Can be a single property or multiple properties combined
• Mortgage financing is permitted (subject to bank and equity requirements)
• Off-plan properties may qualify if they are from approved developers and meet value thresholds

This flexibility has made the programme particularly attractive for both end-users and investors in Dubai’s off-plan and secondary markets.

Investors can qualify through a range of real estate assets, including:

• Completed residential properties
• Off-plan properties from approved developers
• Apartments, villas, and townhouses
• Investment portfolios combining multiple units

The key condition is that the total investment value must meet or exceed the AED 2 million threshold and be properly documented through the Dubai Land Department.

Here are the perks of having a UAE golden visa:

1. 10 years renewable residency in the UAE
2. No sponsor or employer required
3. Duration of stay outside the UAE doesn't nullify the golden residency status.
4. The initial entry visa is valid for 6 months with multiple entry to secure the golden visa residency
5. Additional golden visas can be applied for families including spouse and children with no age limit
6. In the event of death of the visa holder, the family members can hold on to their golden residency status till end of term.

Below are the procedures to get a 5-year visa or 10-year golden visa through real estate investments.

1. Passport 
2. Availability of an electronic copy of the title deed certificate 
3. Personal photo 
4. Valid health insurance 
5. Original Emirates ID (if applicable)
6. Copy of latest UAE visa (if applicable)

1. Minimum 2 million value property or owned share ( one property or more ) under the applicant name 
2. In case the property is mortgaged, at least 2 million of property value must be paid to the bank. NOC letter and paid amount letter should be provided in this case. 
3. Husband and wife can share one property. A marriage certificate required as proof.
4. Purchase a property with a loan from specific local banks 
5. Buy one or more off-plan properties of no less than AED two million from approved local real estate companies.

Investor Visa 

1. Medical Check - AED 700 
2. Emirates ID - AED 1,153 
3. New visa - AED 2,706.75 
4. DLD Fees - AED 4,020 
5. Administrative fees - AED 1,155 

Total 9,734.75 

Potential additional costs:

• Family Visa 10 Years Fee: AED 5,399.75 
• File Opening for Dependent Visa – AED 318.75 
• Parents Visa 10 years - AED 5,399.75

You can apply for the 10-year golden visa online through the ICA website/app or through AMER centers. If you don't have a current visa, you can apply for an entry permit valid for six months. Payments can be made via credit/debit card, bank transfer or cash. The entire process can take 7-10 working days.

• Step 1: The customer visits one of the Service Centres - the Dubai Land Department main office Cube Centre or Dubai World Trade Centre.
• Step 2: The customer submits the requirements and pays the fees 
• Step 3: The medical examination is conducted in the Centre 
• Step 4: Visa stamping on the passport

1. Apply online the ICA website or download the UAEICP app 
2. Click on  ‘Start Service’ 
3. Fill all the required information and submit documents 
4. Pay the service fee 

The application will be reviewed and you might be asked to submit additional documentation.  Your current Emirates ID, title deed, photo, and health insurance should be kept handy.

1. Head to one of the service branches of the Amer Centers 
2. Select the required service at the receptionist 
3. Submit the required documents to the service employee 
4. Checking of documents 
5. Pay the service fees
6. Submit application

Editor's note: The above is just a guide to the procedure for obtaining a golden visa as of April 2026. The onus lies with the individual to conduct their own research to stay up to date, given the UAE's rapidly changing rules and regulations.