Dubai Golden Visa through property
A renewable 10-year residence visa for you and your family, in return for one or more properties worth at least AED 2 million in total. Here are the exact conditions, the steps and what the visa really changes.
Dubai's Golden Visa is a 10-year, renewable residence visa. Through property, you need one or more properties worth at least AED 2 million in total (about €485,000). It covers spouse and children, needs no sponsor, and is not cancelled if you stay outside the UAE for more than six months.
Property Golden Visa conditions
| Condition | What to know |
|---|---|
| Property value | AED 2,000,000 minimum, combined: one property or several. |
| Off-plan property | Accepted with approved developers, subject to the amount already paid. |
| Mortgaged property | Possible if the loan is from a recognised local bank — check before buying. |
| Nationality, age, income | No condition. A medical test and fingerprinting are required. |
| Duration | 10 years, renewable for as long as you hold the property. |
| Time in the UAE | No minimum: the visa is not cancelled after six months away. |
| Family | Spouse, children and domestic staff, with no local sponsor. |
Implementation rules can change: we check each property's eligibility before reservation. See also our glossary entry.
Golden Visa or 2-year investor visa?
Below AED 2 million, property also opens a residence visa, a shorter one.
| Investor visa | Golden Visa | |
|---|---|---|
| Property value | From AED 750,000 | From AED 2,000,000 |
| Duration | 2 years | 10 years |
| More than 6 months away | The visa can be cancelled | No consequence |
| Family | Yes | Yes, plus domestic staff |
Getting the Golden Visa in 5 steps
Once the title deed is issued, allow a few weeks until the Emirates ID card.
- 01
Buy above the threshold
One property of AED 2M or more, or several that clear the threshold together. See prices by area.
- 02
Get the title deed
The Dubai Land Department issues the deed in your name — or the Oqood for an off-plan unit.
- 03
Apply
Online application with the deed, passport and a photo. The DLD issues the property valuation certificate.
- 04
Medical test and biometrics
A blood test, a chest X-ray and fingerprinting for the Emirates ID, in half a day.
- 05
Receive the visa and Emirates ID
The visa is digital. You can then sponsor your spouse and children.
What the Golden Visa changes — and what it doesn't
A resident bank account
The Emirates ID unlocks resident accounts, simpler and cheaper than non-resident ones.
A larger mortgage
A resident can borrow a larger share of the price than a non-resident for the next purchase.
School and licence
Enrolling children in Dubai schools, a local driving licence, contracts in your name.
No automatic tax residency
The visa doesn't make you a UAE tax resident, nor a French non-resident. See our taxation page.
No obligation to live there
Many holders live in Europe and come for a few weeks a year.
Tied to ownership
If you sell below the threshold without buying again, the visa is not renewed at expiry.
Two studios instead of one large flat
The AED 2 million threshold is counted in combined value. Two studios at 1.1 million each clear it as well as one flat at 2.2 million.
The difference is in the rent: two small units in a high-rental area often earn more than one large flat, and can be sold separately. We make that call with each client, from their budget and goal — yield first, the visa on top.
Frequently asked questions
A more specific question? Our team answers within an hour during the day.