Golden Visa through property in Dubai: how to apply, step by step

A property owner in Dubai can apply for the 10-year Golden residence without an employer or a sponsor. This guide explains the order of the steps, the documents and the official fees for the real-estate route only. The other Golden categories (investment, talent, students and more) are in our separate guide on Golden Visa categories, and the other residence visas through property are in our guide on property visas.

Who qualifies

• Property in the UAE worth at least AED 2,000,000 in total, fully in your own name; several properties may be combined.
• GDRFA Dubai uses the value on a DLD property status certificate or a DLD-licensed valuation, not the purchase price alone; Dubai Land Department (DLD) states its route for a purchase value of AED 2,000,000 or more.
• Off-plan property from approved developers and mortgaged property are accepted; a mortgaged property needs a letter from the bank.
• For jointly owned property, your own share must reach AED 2,000,000.
• Valid health insurance for you and for each family member you sponsor.

GDRFA Dubai states that Golden applications for the real-estate category are submitted through the DLD-accredited centres it names. Dubai Land Department also runs its own Golden Visa package, which includes the medical test and the Emirates ID in one payment. Both lead to the same 10-year residence.

Steps

1. Collect the documents listed below and check that the property is registered in your name.
2. Get the DLD property status or valuation certificate first: it decides whether you qualify before any visa fee is paid.
3. Submit the application at a DLD-accredited centre and pay the fees. DLD asks the applicant to attend in person inside the UAE with the original passport; representatives are not accepted.
4. Do the medical fitness test and give your Emirates ID fingerprints if you are called.
5. Receive the residence permit electronically and the Emirates ID card by delivery.

Documents

• Passport (original at DLD).
• Title deed, e-certificate of title, or Oqood for off-plan property.
• DLD property status or valuation certificate.
• Bank no-objection letter, only if the property is mortgaged.
• Personal photo and valid health insurance.
• Current Emirates ID and residence, if you already live in the UAE.

Official fees and time

DLD's page (checked 10 November 2026) lists its 10-year package for one person as AED 9,884.75 in total: medical examination AED 700, Emirates ID AED 1,153, residency AED 2,856.75, DLD fees AED 4,020 and administrative fees AED 1,155. DLD states 7 to 10 business days. GDRFA Dubai states 5 days for the permit itself, plus the medical test and the Emirates ID. Official fees change from time to time; the current MARIO E.G.S.H price is shown on the service page.

Common reasons for refusal

• A valuation under AED 2,000,000, or your share of a jointly owned property under that amount.
• Property not registered in your own name.
• A mortgaged property without the bank letter.
• Applying from outside the UAE at DLD, or sending a representative.
• No valid health insurance, or an unfit medical result.

After approval

The residence lasts 10 years and is renewable while the conditions are still met. GDRFA requires a hold on the property, so it cannot be sold during the residence. Golden holders are exempt from the rule that ends a residence after 6 months abroad. To add your spouse, children or parents, see our guide on family members of Golden Visa holders.