UAE Golden Visa
Own property. Live here.
A Dubai property worth AED 2 million or more can support a 10 year renewable residence permit for you and your family. Here is who qualifies, and exactly how to apply.
- AED 2MMinimum property value, in one property or several in your name
- 10 yrsRenewable residence permit issued in Dubai
- FamilySponsor your spouse, children and parents
- 7 to 10Business days for the DLD service, once complete
What it gives you
Residence on your own terms.
Independence
No employer or sponsor.
The permit rests on your own property. You do not need a job in the UAE or a local sponsor to stay.
Freedom
Time abroad, without losing it.
Golden Visa holders can stay outside the UAE for longer than the six months that ends an ordinary residence visa.
Family
The people who matter, with you.
Sponsor your spouse, your children and your parents on long term residence of their own.
Eligibility
Who qualifies through property.
In Dubai, the property route is run by the Dubai Land Department with GDRFA Dubai, which issues the permit. The test is the value of what you own, not how much of it you have paid.
Off plan property: the official Dubai pages do not address it directly. Units registered with the DLD (Oqood) at AED 2 million or more are currently being accepted, and we confirm the position for your unit before you rely on it.
- Property worth at least AED 2 million, measured at the purchase value on the title deed
- One property, or several whose values add up to AED 2 million, all registered in your name
- Freehold property registered with the Dubai Land Department
- Mortgaged property qualifies with a no objection letter from your bank showing the amount paid and the balance
- Joint ownership: GDRFA Dubai counts your own share, which must be worth at least AED 2 million
- A lien is registered on the property for as long as the residence permit relies on it
- You must be inside the UAE to apply, and attend the service centre in person
How to obtain it
From title deed to residence permit.
Once your documents are complete, the Dubai Land Department service takes 7 to 10 business days.
Check
We confirm with you that the property, its value and the way you will own it meet the published rules, before you commit.
Buy and register
Complete the purchase and the registration with the Dubai Land Department. For a mortgage, ask your bank for its no objection letter.
Apply
Submit your documents at a DLD Golden Visa centre or an authorised registration trustee. You attend in person.
Medical and ID
Complete the medical examination at the centre. The 10 year permit is issued by email, then you can sponsor your family.
Documents
What to bring.
- Passport
- Title deed or e title deed for each property
- Personal photograph to ICP specification
- Emirates ID and current residence permit, if you hold them
- Bank no objection letter, if the property is mortgaged
- Family documents are listed in the family sponsorship section below
On the day
What to expect.
- Apply at a Dubai Land Department Golden Visa centre or an authorised registration trustee
- You attend in person; companions and representatives are not admitted
- Your medical examination is completed at the centre
- Your Emirates ID is included in the same application
- The residence permit is issued by email, usually within 7 to 10 business days
Family sponsorship
Bring your family with you.
Your Golden Visa lets you sponsor the people closest to you, each on a 10 year residence permit of their own.
Spouse
Your wife or husband, on a 10 year residence permit linked to yours. You need your certified marriage contract.
Children
Sons and daughters, with no age limit set by the Dubai Land Department. Children over 18 sign an undertaking that they are not married.
Parents
Your mother and father, with a dependency certificate certified by your consulate, on their own 10 year permit.
Domestic staff
Golden Visa holders can also sponsor domestic workers, without the usual cap on numbers, under the rules introduced in 2022.
Documents for your family.
- Your original Emirates ID and original passport as the sponsor
- Certified marriage contract, for your spouse
- Certified birth certificate for each child
- An undertaking that sons or daughters over 18 are unmarried
- A notarised no objection letter from the father, when the mother is the sponsor
- Health insurance for every family member
- Recent photographs to ICP specification
- A dependency certificate from your consulate, for parents
- Your IBAN
Good to know.
- Your own permit is issued first, then your family is added as your dependants
- Each family member receives their own 10 year residence permit and Emirates ID
- Health insurance is required for every sponsored family member
- Documents can be stored in the Dubai Land Department's DLD Vault for later applications
- If anything happens to you, your family can stay until their own permits expire
Other routes
Below AED 2 million, or not through property.
Investor residence (Taskeen)
A two year renewable residence through the Dubai Land Department for property owners, available on property below the Golden Visa threshold. For a jointly owned property, each co owner's share must be worth at least AED 400,000.
Public investment
A 10 year Golden Visa for investors with at least AED 2 million in an investment fund or a UAE company, under federal rules.
Talent, entrepreneurs and students
Separate Golden Visa categories cover entrepreneurs, exceptional talents and specialists, outstanding students and graduates, and humanitarian pioneers and frontline heroes.
How Castilion helps
Buy with residency in mind.
We shortlist property that meets the threshold with room to spare, check the ownership structure before you sign, arrange the bank letter if you finance, and prepare your file for the Dubai Land Department so it is complete on the day you apply.
New developmentsGolden Visa with a mortgageWhat the official sources say
Questions
Golden Visa, answered.
Who can I sponsor on my Golden Visa?
Your spouse, your children and your parents, each on a 10 year residence permit, plus domestic workers. The Dubai Land Department sets no age limit for children; sons and daughters over 18 sign an undertaking that they are not married.
Can my family apply at the same time as me?
Your own permit comes first, because you are the sponsor. Once it is issued, we add your spouse, children and parents in the same Dubai Land Department process, each with a medical examination and Emirates ID.
What happens to my family's visas if something happens to me?
Under the Golden Visa rules, family members sponsored by a holder who dies can stay in the UAE until their own residence permits expire, so they are not forced to leave at a difficult time.
Can I get a Golden Visa with a mortgage?
Yes. The Dubai Land Department and GDRFA Dubai accept mortgaged property, provided the property value meets the threshold and your bank issues a no objection letter showing the amount paid and the balance. A lien is placed on the property. Our Mortgage Advisory team can arrange the letter with your bank.
Does off plan property count?
The Dubai service pages do not address off plan purchases directly. Registration trustees report that off plan units registered with the Dubai Land Department (Oqood) at AED 2 million or more are currently accepted. Because the treatment has changed over time, we confirm it with the authority for your specific unit before you rely on it.
Can I combine several properties?
Yes. GDRFA Dubai allows a group of properties whose total value is at least AED 2 million, as long as each is registered in your name.
My spouse and I own the property together. Does it qualify?
GDRFA Dubai looks at the value of the applicant's own share, which must be at least AED 2 million. The Dubai Land Department's service page asks for property wholly owned in the applicant's name, so confirm a joint structure with us before you buy.
Is it a 5 year or a 10 year visa?
The Dubai Land Department and GDRFA Dubai issue a 10 year renewable permit for property owners. The federal u.ae summary lists 5 years for real estate investors. In Dubai, the 10 year permit is what the issuing authorities describe.
What happens if I sell the property?
The permit relies on your ownership, which is why a lien is registered. Selling the qualifying property can affect the permit and its renewal, so speak to us before you sell or refinance.
Does buying property guarantee a Golden Visa?
No. Residence is granted by the UAE authorities, who make the final decision on each application. A developer or broker cannot promise a visa.
Official sources, checked 1 November 2026:
- Golden Visa application (Investor), Dubai Land Department
- Issuing a golden residence permit (investors), GDRFA Dubai
- Investor Residence Application (Taskeen), Dubai Land Department
- Golden visa, The UAE Government portal
General information, not immigration or legal advice. Residence permits are granted by the UAE authorities, and rules can change. Confirm your case with the Dubai Land Department or GDRFA Dubai before you buy.
Clients on Castilion
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Excerpts from public reviews on Castilion's Google and Trustpilot profiles. Scores checked 22 October 2026 (Google) and 1 November 2026 (Trustpilot); the profiles show the current figures.
Begin here
Check your eligibility.
Tell us what you own or plan to buy. An adviser will confirm whether it meets the Golden Visa rules and what you need to apply.
Prefer to talk? Call +971 58 670 0664.