When investors buy property in Dubai, they are not just acquiring real estate; they are buying a decade of stability, tax freedom, and a world-class lifestyle for their entire family. The UAE’s 10-year Golden Visa, introduced in 2019, makes this possible by tying long-term residency directly to property ownership, with no employer sponsor required, no six-month return rule, and full renewal rights as long as you hold a qualifying investment.

This guide about the UAE Golden Visa AED 2 million covers everything you need to know, including eligibility, benefits, documents, the exact application steps, costs, and the most common mistakes to avoid. If you are exploring shorter-term options, we have covered the 2-year property visa and the 5-year retirement visa in separate guides. This article focuses exclusively on the 10-year Golden Visa, the most powerful residency route available to property investors in the UAE.

Who Qualifies for a 10-Year Golden Visa For Property Owners?

The core requirement of the Dubai property investor visa 2026 is straightforward: you must own property in the UAE with a total value of at least AED 2 million, certified by the Dubai Land Department (DLD). This threshold can be met through a single property or a combination of properties, as long as the total DLD-certified valuation reaches AED 2 million, the visa is assessed on the official DLD valuation, not the purchase price on your contract.

Accepted property types include:

•  Ready (completed) residential properties in designated freehold areas
• Off-plan properties purchased from UAE-approved developers, with payment evidence provided
• Mortgaged properties, provided that AED 2 million has been paid toward the loan, plus a No Objection Certificate (NOC) from your lending bank

An important 2025 update: The UAE has removed the previously required minimum AED 1 million down payment for Golden Visa applicants, opening the door to broader mortgage use as long as the AED 2 million threshold is met on a DLD valuation basis.

For joint ownership with a spouse: if the combined property value is below AED 4 million, only one partner qualifies for the Golden Visa through real estate in Dubai, and the other is sponsored as a dependent. Non-spouse co-owners must each independently meet the AED 2 million threshold.

Benefits Of Getting a 10-Year Golden Visa 

The 10-year Golden Visa delivers five categories of value that no other UAE residency option matches at this level.

• No sponsor, no return deadline: You are not tied to an employer. You can live abroad for extended periods without your UAE residency lapsing; there is no mandatory six-month return requirement for Golden Visa holders.
• Full family sponsorship: Bring your spouse, children (daughters of any age, sons up to 25), parents, and household staff under a single application, all on matching 10-year visas.
• Zero personal tax: No income tax, no capital gains tax on property resale, no inheritance tax. Corporate tax applies only on business profits above AED 375,000, and even then at just 9%.
• Business and banking freedom: Open UAE multi-currency bank accounts in AED, USD, or EUR. Start and fully own a business without a local partner. Access UAE financing products and investment vehicles.
• Lifestyle and investment returns: Enroll children in international schools, access world-class healthcare, and benefit from Dubai rental yields averaging 6–9% annually, among the highest of any major global city.

Documents You Will Need for 10-Year Golden Visa 

• Valid passport with at least 6 months remaining validity
• Title deed or DLD property status certificate confirming value of AED 2 million or above
• Bank NOC letter (required if the property is mortgaged)
• Recent passport-size photo (white background, taken within 3 months)
• Valid health insurance (UAE-issued or from home country)
• Bank statements for the last 6 months
• For family sponsorship: marriage and birth certificates, attested at the UAE embassy in your home country, then attested at the UAE MOFA, and translated into Arabic

The Application Process For Getting a Golden Visa in Dubai

1.   Buy a qualifying property through a DLD-registered broker. Confirm the property meets the AED 2 million DLD valuation threshold before committing.

2.  Obtain your Title Deed from the Dubai Land Department. The DLD will issue a property status certificate confirming ownership and certified value.

3.  Submit your application via the DLD investor portal. Upload all required documents. The portal centralizes eligibility checks and document processing.

4.  Complete your medical examination and biometrics inside the UAE. Physical presence is mandatory; you cannot complete this process remotely. Children under 18 are exempt from the medical exam.

5.  Receive your Emirates ID and 10-year residency permit. Both are issued together upon approval.

6.  Apply for family visas separately once your own visa is confirmed. Each dependent application requires its own document set.

Processing time: 3–10 business days with a complete documentation set.

Full Cost Breakdown

• Medical examination: AED 700
• Emirates ID (10 years): AED 1,153
• Residency permit confirmation: AED 2,856.75
• Dubai Land Department fees: AED 4,020
• Administrative fees: AED 1,155

Total for main applicant: approximately AED 9,885

• Each family dependent: approximately AED 5,775 + AED 319 sponsorship file fee
• Health insurance: approximately starting from AED 1,500 per person annually (document attestation and Arabic translation costs vary)
• Processing fees of service providers are separate. 

Ready to Secure Your Golden Visa Through Property?

The 10-year Golden Visa is the most compelling reason to buy property in Dubai right now, combining long-term residency security, full tax efficiency, family protection, and real investment returns into a single decision. With mortgage rules now more flexible than ever, the AED 2 million threshold is more accessible than most investors expect.

At Lex Estates, we match investors with Golden Visa-eligible properties across Dubai’s most sought-after communities and help them buy and sell the most qualified properties. Book your free consultation today, and let’s find the right property for your residency and investment goals.

Часто задаваемые вопросы