What Is a Golden Visa? 10 Years in Dubai for AED 2M

A golden visa is a long-term residence permit granted to foreigners who invest in a country. In Dubai, the most common route is property: an investor who buys one or more properties with a combined value of at least AED 2 million (about $545,000) can obtain a 10-year renewable residence permit through the Dubai Land Department (DLD).

This guide explains what a golden visa is, the rules in force in Dubai as of 2026, the official fees, the rights it gives your family and how it compares with countries such as Greece and Portugal, using data from official authorities.

What Is a Golden Visa?

A golden visa is a long-term residence permit granted in return for an investment of a set amount. It gives the holder the right to live and work in that country and, in most cases, to bring their family. It is not citizenship and does not come with a passport.

In Europe, "golden visa" usually refers to the residence programmes of countries such as Greece or Portugal, which also allow visa-free travel within the Schengen area. The golden visa of the United Arab Emirates (UAE) is a 5 or 10-year residence permit and, unlike standard residence permits, it is not tied to an employer or a local sponsor.

Dubai Golden Visa Requirements (2026)

The AED 2 million rule

The core requirement for a property golden visa is that the properties registered in the applicant's name are worth at least AED 2,000,000 in total. This can be met with a single property or with several properties combined. The value is proven with a property status certificate from the Dubai Land Department or a report from a valuation office it licenses.

Mortgaged, off-plan and jointly owned property

Mortgaged properties are accepted. In that case, the bank must issue a letter confirming it has no objection to the application and showing the amount paid so far. The Dubai Land Department's official requirements do not set a fixed minimum down payment.

Off-plan properties also qualify. Under the UAE Cabinet decision of 2022, one or more off-plan properties bought from approved local developers with a combined value of at least AED 2 million can be used for the application.

If the property is jointly owned, take care: Dubai's immigration authority (GDRFA) requires the applicant's own share to be worth at least AED 2 million. So if you and your spouse buy an AED 3 million apartment in equal shares, neither of you meets the requirement.

What happens if I sell the property?

A lien is placed on the property during the application to ensure ownership continues for the life of the visa. If you sell and the total value of your properties falls below AED 2 million, the basis for the golden visa no longer exists.

Is it 10 years or 5 years?

The two official bodies that handle applications in Dubai, the Dubai Land Department and the immigration authority GDRFA, state that property investors receive a 10-year residence permit that can be renewed as long as the conditions are met. Although the table on the UAE government portal u.ae lists 5 years for real estate investment, the practice in Dubai is 10 years.

Routes other than property

Owners of property worth less than AED 2 million can apply for a separate 2-year property investor visa, and people aged 55 and over can apply for a 5-year retirement visa. These are not golden visas and have different conditions.

Spouse, Children, Parents and Domestic Workers

A golden visa holder can sponsor their spouse and children. The UAE Cabinet decision of 2022 removed the age limit for children; the Dubai Land Department asks for a declaration that children over 18 are unmarried. Parents can also be sponsored, which requires a consulate-attested document showing the applicant supports them. There is no limit on the number of domestic workers.

With standard residence permits, staying outside the UAE for more than six months invalidates the permit. This rule does not apply to the golden visa, which stays valid regardless of how long you are abroad. In other words, you do not have to live in Dubai full time to hold one.

Application Steps and Official Fees

Property investors apply at the Dubai Land Department's service centres and must be inside the UAE when applying. The process has four steps:

1. Apply at a service centre and submit documents: passport, title deed (e-title), passport photo and, if you have them, your Emirates ID and current residence permit.
2. Pay the fees.
3. Complete the medical test and biometrics at the centre.
4. Receive the approved residence permit by email.

According to the Dubai Land Department, the process takes 7 – 10 business days. The official fee breakdown is:

That means an investor applying alone pays about $2,700 in official fees, and a family with a spouse and two children pays about $7,500 including the sponsorship file fees. The 4% land registration fee and the other costs of buying the property are not included.

What Does AED 2 Million Buy in Dubai?

AED 2 million is about $545,000. Based on the current Dubai listings in our portfolio, that is roughly the price of a single one-bedroom apartment in many areas. Because the combined value of your properties counts, two or three studios in more affordable areas can also reach the threshold.

You can find starting prices by area and current listings on our apartments for sale in Dubai page.

What a Golden Visa Does Not Give You: Citizenship and Tax

A golden visa is a residence permit. It does not give UAE citizenship or a passport and does not turn into citizenship over time.

It does not automatically make you a tax resident either. Under the UAE rule in force since 1 March 2023, a person is a tax resident if they spend 183 days in the country within 12 months, or 90 days while having a permanent home or a job in the UAE. The UAE has no personal income tax, while company profits are subject to 9% corporate tax.

Getting a golden visa also does not automatically end your tax obligations in your home country. Your status there is assessed under that country's own rules, so we recommend speaking to a tax adviser.

Countries Offering Golden Visas: A Quick Comparison

Which country has the cheapest golden visa?

For property, the lowest entry point is in Greece: the €250,000 threshold still applies, but only to commercial buildings converted into homes and to the restoration of listed buildings. For standard homes, Greece's lowest threshold is €400,000. Dubai's AED 2 million threshold is higher, but it stands out with its 10-year term, family rights and no limit on time spent abroad. We compare the current minimums in other countries in our guide to countries granting residency for buying property.

Sources: Dubai Land Department (Golden Visa application service, October 2026), GDRFA Dubai, UAE government portal u.ae (July 2026), ICP, UAE Cabinet decision (April 2022), Greek Law 5100/2024, Spanish Official Gazette BOE-A-2025-76. Rules and fees may change; check the latest official announcements before applying.