The Golden Visa is the United Arab Emirates' long-term residence permit. As a property investor you qualify when the Dubai property registered in your name, one unit or several, is worth at least AED 2 million. You need no local employer or sponsor, you can extend it to your family, and it does not lapse if you spend long periods outside the country.
It is also widely misunderstood. It is not citizenship, it does not automatically make you tax resident in the UAE, and it does not settle every question a second home raises. Drawing on the Dubai Land Department's (DLD) official service description and 2026 practice, this guide explains how it works.
What the Golden Visa actually gives you
According to the UAE government portal and the DLD, the main benefits are:
- A ten-year, renewable residence permit through the DLD's property investor service.
- No sponsor needed. Your visa does not depend on a job or a local company.
- Family. You can sponsor your spouse, children and parents, also for ten years.
- Time abroad. The usual six-month absence limit does not apply: you can stay outside the UAE for longer without the visa becoming invalid.
- Emirates ID. The local identity card makes opening bank accounts, signing contracts and everyday admin much easier.
The conditions in 2026
| Condition | What it means |
|---|---|
| Value | At least AED 2,000,000, from one property or several combined |
| Ownership | Registered in your name; in joint ownership your own share must reach AED 2 million |
| Mortgaged property | Accepted, with a no-objection certificate (NOC) from the bank |
| Off-plan | Can qualify under 2026 practice, with a DLD valuation and proof of payments |
| Presence | You must be in the UAE when you apply |
| In person | You apply yourself; a representative cannot file on your behalf |
The DLD service description lists your passport, a photo, the title deed (or electronic title certificate) and, if you have them, an existing UAE ID and residence permit. After the application come a medical test and biometrics for the Emirates ID.
Off-plan, mortgages and joint ownership: the tricky cases
Off-plan property. Market advisers report that since a federal circular in February 2026, the DLD valuation is the deciding test, and the former minimum payment rule (previously AED 1 million or half the price) has gone. For off-plan you then need the contract, proof of payments and a DLD valuation. The circular itself is not public, so always confirm the position with the DLD or the federal ICP at the time you apply.
Mortgaged property. Accepted, but you need the bank's no-objection letter showing the amount paid and the balance outstanding.
Joint ownership. If you buy with someone else, each owner's own share must reach AED 2 million for both of you to apply independently. For married couples, 2026 practice allows one spouse to apply as the main investor and sponsor the other as a family member.
If you are looking at property around AED 2 million specifically for the visa, leave some headroom. If the official value, or your share of it, falls below the threshold, the application will not succeed.
What does it cost, and how long does it take?
Per the DLD service description, the total government cost of the ten-year permit for the main applicant is AED 9,884.75. That covers the medical test (AED 700), a ten-year Emirates ID (AED 1,153), the residence permit (AED 2,856.75), the DLD fee (AED 4,020) and an admin fee (AED 1,155). Each family member's ten-year permit is AED 5,774.50, plus a one-off AED 318.75 to open the sponsorship file.
Family members need health insurance and certified marriage and birth certificates. Documents issued abroad must be legalised and translated into Arabic, which can take weeks, so start that in parallel with the purchase.
The visa can be renewed after ten years. At that point you must show again that property worth at least AED 2 million is still in your name. According to a 2026 market guide, government fees for renewal are around AED 9,500, plus the medical test and Emirates ID. If you have sold the property in the meantime without buying another, renewal through this route is not possible.
The process, step by step
- Buy and register the property. For a ready home, the title deed is issued on transfer day. For off-plan, you need the Oqood registration and proof of payments.
- Confirm the value. If the price or official value is not clearly above AED 2 million, the DLD valuation decides.
- Apply at the DLD. You file the application in person while in the UAE, with the required documents and fees.
- Medical test and biometrics. After approval come the medical fitness test and the Emirates ID biometrics.
- Family members. Once your own permit is issued, you can start applications for your spouse, children or parents.
The main applicant's steps can usually be completed during one short, well-prepared trip to Dubai, but preparing family documents starts much earlier. We recommend starting the legalisation of documents from home at the same time as the purchase.
What does AED 2 million buy?
Based on Property Monitor transaction data for the first half of 2026, this is roughly the floor area AED 2 million buys at the average price per square foot (an illustrative calculation):
| Area | Average price (AED/sq ft) | Approx. size for AED 2M |
|---|---|---|
| Downtown Dubai | 3,011 | 660 sq ft (about 61 m²) |
| Dubai Hills Estate, apartments | 2,432 | 820 sq ft (about 76 m²) |
| Dubai Marina | 2,058 | 970 sq ft (about 90 m²) |
| JVC | 1,510 | 1,320 sq ft (about 123 m²), or two smaller units |
Because values can be combined, two one-bedroom apartments in JVC can reach the threshold together. From a letting point of view that is often better than a single larger unit. Our area guide goes into each community.
What the Golden Visa does not do
- It is not citizenship and does not give you a passport.
- It does not automatically make you UAE tax resident. Under UAE rules that generally requires 183 days in the country within a 12-month period, or 90 days with further conditions. While your life is centred in your home country, your tax residence there usually continues. Hungarian residents can read more in our tax article.
- It is tied to the property. If you sell, or your portfolio's value drops below the threshold, renewal can be at risk.
- It is not an investment return. Paying more, or buying in a weaker location, for the sake of the visa is rarely a good decision. The property has to make sense on its own.
A good Golden Visa purchase is one that would still be a good buy if the visa did not exist.
This article is general information as of June 2026. UAE authorities change visa conditions regularly. Before making a decision, get personal legal advice or talk to us.
Frequently asked questions
Do I have to live in Dubai to keep the visa?
No. The six-month absence limit does not apply to Golden Visa holders. You do need to be in the UAE when you apply, and for the medical test and biometrics.
Does the property count if I am still paying a mortgage?
Yes, with the bank's no-objection letter. The DLD sets the exact documents at the time of application, so we always confirm them in advance.
Can I get a visa with a lower-value property?
A shorter, two-year property investor residence permit also exists, but its conditions changed in 2026. If that interests you, we check the current rules case by case.
What happens if I sell the property?
The visa is linked to the property investment, so selling can affect renewal and potentially the permit itself. Check with the DLD and an adviser before you sell.
Which family members can I sponsor?
Your spouse and children, and your parents too. According to the DLD, parents can also receive a ten-year residence permit, at AED 5,774.50 per person. You need a dependency certificate certified by the consulate, health insurance and a certified birth certificate. The DLD document list asks for a declaration that children over 18 are unmarried, so in some cases they can be sponsored. We confirm the exact conditions with the authorities before applying, as they depend on the child's age and circumstances.
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Dr. Gősi Georgina is Monvero's legal advisor. She looks after contracts, legal due diligence and the legal side of tax questions. This article is for general information; for advice on your own situation, get in touch.
