What is the minimum property price for a Golden Visa in Dubai?

AED 2 million in a single property or multiple properties that total AED 2 million, fully paid.

How long does Golden Visa approval take in 2026?

Most property-based applications are processed within 15–30 days once ICP receives all documents.

Can I include my family on the Golden Visa?

Yes, spouse and children under 25 are included; unmarried daughters and sons with disabilities remain eligible beyond 25.

Is the AED 2 million investment refundable?

You keep ownership of the property or fund units; the visa itself has no cash refund.

Do I need to live in Dubai full-time to keep the visa?

You must enter the UAE at least once every 180 days to maintain validity.

Can I Buy Golden Visa in Dubai? 2026 Guide

Quick answer

Yes, you can buy a Golden Visa in Dubai by investing AED 2 million in property, AED 2 million in a UAE fund, or starting a business that creates 10 jobs. The visa lasts 10 years and is renewable.

Who qualifies for Dubai’s Golden Visa in 2026

The UAE Golden Visa is an entry-and-residence permit issued by the General Directorate of Residency and Foreign Affairs (GDRFA) and the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP). It grants 10-year renewable residency without the need for a local sponsor.

Property investment route

Buy one or more residential properties worth at least AED 2 million. The property must be off-plan or ready and fully paid; off-plan purchases with payment plans do not count until the final installment is settled.

Capital investment route

Deposit AED 2 million into a UAE-approved investment fund for a minimum of three years. Most applicants choose the Emirates NBD or Abu Dhabi Investment Authority funds.

Entrepreneur route

Establish a company in a mainland or free-zone jurisdiction that employs at least 10 UAE residents. You must also hold 60 % of the share capital or prove AED 2 million in paid-up capital.

Step-by-step: how to apply for a Golden Visa via property

Choose a ready or completed off-plan unit valued at AED 2 million or more from a RERA-registered developer.
Pay the full purchase price and receive the title deed in your name.
Obtain an Ejari tenancy contract (even for owned property) and a medical fitness certificate from a DHA-approved centre.
Submit the application through ICP’s online portal or at Amer centres; pay the AED 2,900 visa fee plus AED 100 knowledge fee.
Collect the Emirates ID and Golden Visa sticker within 30 days.

Common mistakes expats make

Using a mortgage to reach the AED 2 million threshold – only equity counts.
Buying in a sibling’s name to split costs – the visa is non-transferable.
Forgetting to renew the property insurance annually; GDRFA may request proof during renewal.
Assuming the visa automatically covers children over 25 – they must qualify separately via study or employment.

Golden Visa vs standard residence visa

Feature	Golden Visa	Standard Residence Visa
Duration	10 years, renewable	2–3 years, renewable
Sponsor needed	No	Yes (employer or family)
Property investment	AED 2 million	None
Ability to stay abroad	6 months max absence	6 months max absence
Cost (first time)	AED 2–2.5 million + fees	AED 3,000–5,000

Tips to speed up approval

Use ICP’s premium lounge at Dubai Mall or DXB airport; processing drops to 30 minutes for AED 750 extra.
Upload attested degree certificates and marriage certificates in advance via the ICP app.
Choose a developer who offers direct ICP data integration—title deeds are uploaded automatically.

Real costs in 2026

Property registration fee: 4 % of purchase price paid to Dubai Land Department.
Golden Visa application: AED 2,900.
Emirates ID: AED 100 per year.
Medical fitness + Emirates ID typing: AED 650–850 depending on the centre.

Can you buy a Golden Visa without property?

Yes. The fund and entrepreneur routes require no real-estate purchase. You can also qualify via outstanding school teachers, doctors, or PhD holders under the “exceptional talent” category, but these are assessed case-by-case by the relevant ministry.

Key takeaway

If you have AED 2 million to invest and want long-term UAE residency without a sponsor, the Dubai Golden Visa is straightforward. Buy property, place funds, or launch a qualifying business, then complete the simple ICP process. Verify the latest fees with GDRFA and ICP before you apply, as small charges can change yearly.