UAE Golden Visa via property.
The AED 2M property route to the UAE 10-year Golden Visa. Eligibility logic, the four edge cases that catch applicants out, and a 60-second checker.
Check your eligibility in 60 seconds.
Adjust the inputs to see if your situation qualifies for the 10-year property route, the 5-year route, or neither.
Your situation
- ·Property value (AED 2,000,000) meets the AED 2M threshold.
- ·Single-property route applies.
- ›Apply via the ICA Smart Services portal or DLD investor visa desk.
Estimated fees
- DLD transfer + admin (4%)AED 80,580
- Visa fees (issuance + medical + Emirates ID)AED 9,900
- Total estimated costAED 90,480
Eligibility check based on published ICA / DLD rules. Final decision rests with the issuing authority.
Golden Visa FAQs
What property value qualifies for the UAE 10-year Golden Visa?
AED 2,000,000 or above. The property can be ready or off-plan (from approved developers), single or multiple properties combined, but the total value must reach AED 2M. The property cannot be mortgaged for more than 50% of its value at the time of application.
Can I combine multiple properties to reach the AED 2M Golden Visa threshold?
Yes. As long as the combined value of properties you own in the UAE reaches AED 2M, you qualify. All properties must be in your name (not jointly held with non-spouses unless individually meeting the threshold).
Can I get the Golden Visa with a mortgaged property?
Yes, but only if the outstanding loan is 50% or less of the property value. If your mortgage LTV is above 50%, you'd need to pay down the loan first — or wait until amortisation brings the balance below 50%.
Does off-plan property qualify for the Golden Visa?
Yes, if the property value is AED 2M+ and the developer is on the ICA (Federal Authority for Identity & Citizenship) approved list. Major developers like Emaar, Damac, Sobha, Nakheel, Aldar all qualify. Processing can be slower than for ready property.
What does the 10-year Golden Visa actually give you?
10-year UAE residence renewable. Sponsorship of immediate family (spouse, children) and parents. No requirement to live in the UAE continuously. Ability to leave the UAE for more than 6 months without losing residency. Sponsor your domestic helpers.
What are the total fees for the Golden Visa via property?
On the AED 2M property: ~AED 80,000 in DLD transfer fees (4% + admin), then ~AED 9,900 in visa-issuance fees (medical, Emirates ID, visa stamping). Total roughly AED 90,000 above the property purchase.
Can I sponsor my parents on the Golden Visa?
Yes — Golden Visa holders can sponsor parents without the historical income or insurance limits that apply to standard residence visas. This is one of the strongest practical benefits of the visa.
Buying for the Golden Visa? Get matched with a broker who's done it before.
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