Invest · Residency

Golden Visa Dubai: requirements & costs.

Ten years of residency without a sponsor: the AED 2 million routes, documents, process and our complete application and appointment package, reviewed for international investors.

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Passport and documents on a desk in front of the Dubai skyline in golden light

What is the Dubai Golden Visa?The Golden Visa is a ten-year, renewable UAE residence permit without a local sponsor. For investors, the Dubai route usually runs through property, a company share or a capital investment from AED 2 million. It is not citizenship and not automatic tax residency; the authority decides based on the specific route and complete evidence.

AED 2MThreshold for the central investor routes · as of August 7, 2026

10 yearsCurrent Dubai investor route, renewable

AED 18,000Package price including appointment accompaniment and fast-track medical

No sponsorLong-term residency without a local sponsor

Direct answer

The Golden Visa via property investment works like this: you buy one or more freehold properties in Dubai with a combined value of at least AED 2 million (off-plan from approved developers qualifies, and several properties may be combined). With a mortgage, at least AED 2 million of paid-in equity must be evidenced by a bank letter. Once the title is registered with the Dubai Land Department, you apply for the 10-year visa. Beyond the purchase price, budget for the 4% DLD transfer fee, registration and visa fees, medical and Emirates ID. The Key Advisory is a German-speaking boutique advisory in Dubai. We do not sell standard licences: we plan business model, jurisdiction, visa, banking and substance as one structure, and coordinate the tax side with your advisers at home.

Why the Golden Visa matters for investors

The core benefit is long-term residency without a local sponsor, not a tax promise. The Golden Visa is a residence permit, not citizenship and not automatic tax residency.

Ten-year, renewable UAE residency.
No employer or local sponsor required.
Family inclusion for spouse and children.
No entry required every six months; longer stays abroad are possible.
Emirates ID and access to resident services.

Source: Official UAE Government Portal: Golden Visa, retrieved August 7, 2026.

Which Golden Visa routes exist?

For investors, three routes matter most in Dubai: a completed property from AED 2 million, an off-plan property from AED 2 million through the designated Dubai procedures, and a qualifying capital investment from AED 2 million, for example in approved UAE funds or deposits. The dedicated Dubai Golden Visa through property guide explains how ownership value, finance and authority evidence interact.

Route	Core requirement	Dubai perspective
Property investor	One or more properties from AED 2 million	DLD/GDRFA review; currently a ten-year investor route in Dubai
Business investor or partner	Share or confirmed value from AED 2 million and audited financials	Licence, bank statement and tax documents required
Bank deposit or public investment	Qualifying investment from AED 2 million	Confirmation by a UAE institution and lock-up terms
Entrepreneurs, talents and professionals	Category-specific recognition, education or project requirements	Federal ICP criteria and the competent nominating body

Update, as of February 2026: Do not rely on reports that the former 50 percent rule was removed in every case. The current Dubai Land Department service requires a bank letter showing AED 2 million paid for a mortgaged property. GDRFA also confirms that mortgaged property can qualify and that the property value must be at least AED 2 million. Confirm the exact route with DLD or GDRFA before purchase.

Who qualifies for the Golden Visa?

Profile	Evidence	Key limitation
Property owner	DLD-confirmed property value or share from AED 2 million	Review financing and ownership form in advance
Partner in a UAE company	Confirmed share from AED 2 million and audited financials	Licence, bank statement and tax documents required
Deposit or fund investor	Confirmation of a qualifying UAE investment from AED 2 million	Note lock-up and disposal restrictions

Further routes exist for entrepreneurs, scientists, specialised professionals, creatives, elite athletes, outstanding students and humanitarian profiles. These categories have their own nomination and evidence requirements.

Golden Visa Dubai: costs and package

The Key Advisory package price for the standard main application is AED 18,000. Family applications and exceptional special cases are quoted separately.

Review

Eligibility and documents

Eligibility and case review of the suitable application path, application-specific checklist, pre-check and compilation of all documents.

Procedure

Authorities and appointments

Regular authority and process costs of the standard procedure, submission, scheduling and coordination of all necessary steps.

On site

Support in Dubai

Personal accompaniment through the relevant on-site steps including fast-track medical.

Completion

Status through to Emirates ID

Status tracking through to residence and Emirates ID, so no procedural step is left open.

30 minutes · no obligation

Check your Golden Visa route before applying

We assess qualification, evidence, timing and costs before you buy or submit.

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The application process in Dubai

Determine the route and competent authority: depending on qualification via property, company share, bank deposit or another recognised category.
Prepare evidence: DLD title deed, investment confirmation, audited financials or FTA confirmation.
Submit the application: through the competent GDRFA channel, an Amer centre or an authorised DLD partner.
Medical examination and status change: complete the examination and, if required, change residence status.
Biometrics and Emirates ID: provide biometric data and track issuance of residence and Emirates ID.

Which documents do you need?

Typically required are a passport valid for at least six more months, a passport photo, proof of ownership or investment, a DLD status report where applicable, a bank or audit confirmation, the medical examination, the Emirates ID data, and legalised marriage and birth certificates for family members.

1 · Identity

Passport, photo and existing residence or entry documents.

2 · Qualifying evidence

Title deed, investment or share confirmation depending on the chosen route.

3 · UAE process documents

Medical examination, biometrics and Emirates ID details.

4 · Family documents

Legalised marriage and birth certificates for included family members.

The exact document list depends on the specific application category.

Official sources: GDRFA Dubai and Dubai Land Department.

Consular services for Golden Visa holders

The UAE Ministry of Foreign Affairs (MOFA) offers Golden Visa holders and accompanying family members dedicated consular support abroad. These services extend the practical value of the Golden Visa beyond residency in the UAE.

01 · Return document

If a passport is lost or damaged abroad, an electronic return document can enable the return to the UAE: processed in about 30 minutes, free of charge, available around the clock, valid seven days, single return journey.

02 · 24/7 hotline

Golden Visa holders abroad have a direct channel via the MOFA call centre on +971 2 493 1133.

03 · Crisis assistance

MOFA coordinates support with the competent UAE missions in emergencies, crises and required evacuations.

04 · Repatriation

In the event of death abroad, the consular suite supports the coordination of repatriation and the affected family.

Source: MOFA: Golden Visa Services, retrieved August 7, 2026.

Golden Visa and tax residency

In the UAE too, the Golden Visa is only one building block. The Federal Tax Authority reviews a Tax Residency Certificate against its own criteria:

at least 183 days of presence in a consecutive twelve-month period; or
90 to 182 days plus UAE residence and additional home or business ties; or
habitual or primary residence and the centre of personal and financial interests in the UAE.

For treaty purposes, the definitions of the applicable double-tax agreement additionally apply. A residence permit does not end tax obligations in your home country; how your home jurisdiction treats your move is a separate review with your own tax adviser.

Source: Federal Tax Authority: Tax Residency Certificates, retrieved August 7, 2026.

Sources and methodology

We check official rules, thresholds and fees against the authoritative pages available as of the update date. Procedural questions are confirmed with the competent authority before an application, because the authority's practice on the application day is decisive.

Official UAE Portal: Golden Visa: categories and benefits.
GDRFA Dubai: application channels and procedure in Dubai.
Dubai Land Department: title evidence and the property route.
Federal Tax Authority: tax residency in the UAE.

Sources as of August 7, 2026. This guide is general information and does not replace legal, tax or financial advice on your specific case.

Lucas Dollfuss · Founder

Qualify first, then apply.

“I first check whether the selected route fits the applicant and the evidence available. Only then do we coordinate the application, appointments and residence steps.”

International investorsOn the ground in DubaiAuthority coordination

What you receive

Eligibility review

Map the suitable route, threshold and likely exclusion points before filing.

Complete document plan

Structure evidence around the route, family and current residence status.

Application and appointments

Coordinate filing, appointments, fast-track medical, biometrics and status steps.

Completion through Emirates ID

Track status, resolve open steps and plan family applications separately.

Clear role: Our AED 18,000 standard main-application package covers the services described on this page. Authorities decide the application; we review, structure and coordinate but do not promise approval.

Key questions, clearly answered.

How long is the Dubai Golden Visa valid?

The Golden Visa is currently issued in Dubai as a ten-year, renewable residence permit. Renewal requires that the qualifying basis still exists at that time.

What is the minimum property investment?

For the Dubai property route, DLD and GDRFA cite a total value of at least AED 2 million for one or more properties. The value or ownership share must be confirmed by the competent authority.

Does the old 50 percent down-payment rule still apply?

Do not rely on the former 50 percent rule or reports that it was removed. The current Dubai Land Department service requires a bank letter showing AED 2 million paid for a mortgaged property. The GDRFA page also confirms that mortgaged property can qualify and that the property value must be at least AED 2 million. Confirm the exact route with DLD or GDRFA before purchase.

Does a financed property qualify?

GDRFA Dubai treats mortgaged properties as generally admissible. The DLD requires additional bank evidence for a mortgage and publishes its own requirements. The specific financing therefore has to be reviewed with the DLD or the competent centre before purchase or application.

Can an off-plan property qualify?

Off-plan can be possible through certain Dubai procedures if the project and evidence are accepted by the competent authority. An SPA or Oqood alone is no blanket guarantee; have the specific project confirmed in advance.

What does the Golden Visa cost through a Dubai property?

The Key Advisory package price for the standard main application is AED 18,000. It includes eligibility and case review, document coordination, regular authority and process costs, application and scheduling, personal appointment accompaniment, fast-track medical and status tracking through to residence and Emirates ID. Family applications and exceptional special cases are quoted separately.

How long does the application take?

Duration depends on the route, completeness of evidence and authority appointments. With complete documents, the Dubai procedures are usually completed within a few weeks; binding commitments on timing are not possible.

Can I include my family?

Spouse and children can generally be included through the main applicant. Among other things, legalised marriage and birth certificates are required; details depend on the category.

Can I stay outside the UAE for more than six months?

Yes. Unlike regular residence visas, the Golden Visa generally also permits longer stays outside the UAE without the permit automatically lapsing.

Does the Golden Visa make me a UAE tax resident automatically?

No. The Golden Visa governs residency. UAE tax residency is reviewed by the Federal Tax Authority against its own criteria such as days of presence and centre of vital interests; how your home country treats your situation remains a separate question for your own tax adviser.

How does the Dubai Golden Visa through property investment work and what costs arise?

For Dubai's property route, you need one or more properties with a confirmed combined value of at least AED 2 million. For a mortgaged property, the current DLD service requires a bank letter showing AED 2 million paid. GDRFA also confirms that mortgaged properties can qualify. Verify the exact application route before purchase. Beyond the purchase price, costs include the 4 percent DLD transfer fee, registration and visa fees, medical and Emirates ID.

Before you apply