Developer and project
Check the project’s Dubai Land Department registration, the developer’s delivery record and the escrow account.
Dubai · Golden Visa
Own property in Dubai and apply for 10-year residency.
Property with a purchase value of AED 2 million or more opens the door to a Golden Visa application. Let’s define the right property, the total cost and the application steps together.
Tailored · Free · Within 24 hours
- Exhibitor at IPS Dubai 2026
- 200+ real estate consultants
- Portfolio in Türkiye, Cyprus, Dubai and Europe
- Advice in Turkish and English
- Support before and after purchase
Golden Visa
Let your property be the key to long-term residency for your family.
AED 2M
Minimum property value for the Golden Visa
10 years · Renewable · Dubai Land Department application
The Golden Visa is a long-term residence permit that needs no sponsor. It can cover your spouse, children and parents, and it is not subject to the six-month limit on time abroad that applies to standard residence visas. It does not grant citizenship.
- Threshold
- Total purchase value of AED 2,000,000
- Number of properties
- One or more, all wholly in the applicant’s name
- Mortgage
- Possible; a no-objection letter from the bank is required
- Processing time
- 7 to 10 business days according to the DLD
Duration and conditions depend on the current practice of the official authorities; we confirm them before you apply.
Investment models
Ready property or off-plan?
Both can lead to a Golden Visa; the right choice depends on your timing, payment preference and income goal.
Golden Visa applicationConfirmed by amount paid and projectAfter title deed registration
PaymentCan be spread over the developer’s planUsually cash or mortgage
Rental incomeStarts after handoverCan be let straight away
SafeguardPayments go into the project’s escrow accountYou see the property before buying
Step by step
From choosing a property to your residence card.
Our aim is not to steer you to a single project, but to put the options that meet the threshold side by side, with their total cost.
-
01
We clarify the goal
Golden Visa, rental income or both: we define your budget and priority together.
-
02
We choose the property
We compare ready and off-plan options that meet the threshold, with their total cost.
-
03
Purchase and title deed
Contract, payment and Dubai Land Department registration proceed step by step.
-
04
Golden Visa application
With the title deed in hand, the application, medical test and ID steps are completed in the UAE.
-
05
Family and beyond
We stay with you for family applications and any questions that come up afterwards.
Before you buy
Meeting the threshold is not enough; the property has to be right.
Threshold
For the Golden Visa the purchase value counts; with a mortgage, the amount paid matters.
Total cost
A 4% registration fee, transaction fees and agency fees are added to the sale price.
Annual costs
Service charges and rental management fees directly affect your net return.
Golden Visa according to official sources
The Dubai Land Department (DLD) states that an investor who owns one or more properties with a purchase value of AED 2,000,000 or more, wholly registered in the applicant's name, may apply for a 10-year renewable residence permit. A spouse, children and parents can be sponsored under the same permit.
The property may be mortgaged. In that case, a letter from the bank is required stating that it has no objection to the residence permit and showing the amount paid. For off-plan projects, eligibility depends on the amount paid and the status of the project; we confirm this before you apply.
You must be in the UAE when applying. The DLD states a processing time of 7 to 10 business days and total official fees of about AED 9,885 for the applicant; family members are charged separately.
The Golden Visa is a residence permit, not citizenship. The UAE federal portal u.ae may show a different duration for the real estate Golden Visa; duration and conditions are confirmed with the official authority at the time of application.
Source: Dubai Land Department · Golden Visa (Investor) · u.ae · Golden Visa · Dubai Land Department · Sale registration · Last verified: 23 September 2026
FAQ
Common questions
Does the Golden Visa grant citizenship?
No. The Golden Visa is a long-term, renewable residence permit. It does not grant UAE citizenship or a passport.
Can I reach the AED 2 million threshold with more than one property?
Yes. The Dubai Land Department accepts the combined value of one or more properties, provided all are wholly registered in your name.
Does a mortgaged property count for the Golden Visa?
It can. A letter from the bank is required stating that it has no objection to the residence permit and showing the amount paid. We work out together, before you buy, whether the amount paid is sufficient.
Can I apply with an off-plan project?
Eligibility depends on the amount paid and the status of the project. We confirm whether an application is possible for your chosen project before you buy.
Can I include my family?
Yes. Your spouse, children and parents can obtain residence under your permit. Separate fees and documents apply for each person.
Do I have to live in Dubai full time?
Golden Visa holders are not subject to the six-month limit on time abroad that applies to standard residence visas. You do, however, need to be in the UAE when applying.
My budget is below AED 2 million. Do I have options?
Other property-owner residence types exist for smaller budgets; as their conditions change often, we check the current situation together in your analysis.
What costs are added on top of the sale price?
The Dubai Land Department registration fee is 4% of the sale value. Transaction fees, agency fees and annual service charges vary by project; we show the total cost in writing in our offer.
Eligibility analysis
In Dubai, start by defining the right property and the total cost.
- Golden Visa eligibility for your budget
- Ready and off-plan options, with total entry cost
- A roadmap for the application and your family members
Free · Tailored · Within 24 hours