There is no minimum for residency — every investor can obtain a 2-year residence. So how is the AED 2 million threshold for the 10-year Golden Visa met, can you apply with an instalment or mortgaged property, how many weeks does it take and which family members are covered?
The Golden Visa is the UAE's 10-year, renewable residence permit for qualifying investors. It gives the right to live, work and set up a company without a local sponsor. One limit up front: it is not citizenship — it is a long-term right of residence, renewed for as long as you own the property.
The threshold for applying through property is AED 2,000,000 (about USD 545,000 at the fixed exchange rate). It can be met with a single property or with the combined value of several properties.
The total to budget ≈ AED 2.15M. On a ready AED 2 million property, the 4% DLD fee is AED 80,000; 2% commission is AED 40,000; registration, admin and visa costs come to about AED 25,000. (Off-plan purchases carry no commission, so this total is lower.) Full breakdown: the cost table on the Golden Visa page.
| Topic | Coverage |
|---|---|
| Duration | 10 years · renewable for as long as you own the property |
| Spouse and children | The investor can sponsor a spouse and children, with no age limit for children |
| Parents | Dependent residence is possible under certain conditions |
| Time abroad | No requirement to enter the UAE regularly to keep the visa valid |
| Work and business | Work and set up a company without a local sponsor |
| Esaad card | Discounts at partner brands, hospitals, schools and hotels — rates vary by institution |
| Citizenship | Not granted. The Golden Visa is a right of residence only |
Being clear about the limits of the process is part of our job: this is a residence permit, not a passport.
The medical test and biometrics take place in Dubai; the rest of the process can be handled remotely. For the visa application after purchase, we refer you to our trusted partners.
| Group | Documents |
|---|---|
| Identity | Passport (valid for at least 6 months) · biometric photo · current UAE visa page if any · apostilled marriage and birth certificates for a family application |
| Property | Title deed or Oqood registration · sales agreement (SPA) · payment receipts · DLD valuation certificate |
| Health | UAE-valid health insurance policy · medical test · biometrics appointment |
The 10-year Golden Visa through property investment: threshold, process and documents — as a printable PDF. The guide is free; your email address is used only for delivery and follow-up.
Email me the guideSources: threshold, duration and family coverage — UAE Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) long-term residence regulation and Dubai Land Department practice. Fee and commission rates — DLD tariffs. Figures as of August 2026. Application conditions and procedures may change; the final assessment rests with the competent authorities. Investin Residential is not a law firm or an immigration consultancy; we guide you through the process and handle communication with the official bodies.
An application becomes possible once the property value passes the AED 2 million threshold; you do not have to wait for the plan to finish. Conditions depend on the practice at the time of application, so we design your payment plan around the threshold.
Yes, the combined value of several properties can meet the threshold. In that case a title deed or Oqood is submitted for each property.
The Golden Visa is tied to ownership. If the property is sold and no other qualifying investment remains, the visa cannot be renewed. If you plan to change your portfolio, we discuss it in advance.
There are cases where a mortgaged property qualifies; it depends on a letter from the bank and the practice at the time of application. If we are not certain about something, we say so. Details: Mortgage guide.
For the visa application after purchase, we refer you to our trusted partners. Government fees, medical test and insurance costs vary with the number of applicants and are paid directly to the relevant authorities.
Let's work out together the property combination that meets the threshold, the budget including fees and the application timeline.
Free 20-min consultationWe will send — to your email address as a PDF. The full guide can also be read on the website.
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