The UAE grants a 10-year residency to anyone who owns one or more properties with a total value of at least AED 2,000,000, about €485,000 or $545,000, fully owned and registered in their name. The property may be financed by an approved local bank, and off-plan purchases from an approved local developer can also count. You apply in person in Dubai and fees come to about AED 10,000.
In this guide8 sections
| Requirement | What the ICP and the DLD require |
|---|---|
| Duration | 10 years for real estate investors |
| Minimum investment | One or more properties totalling at least AED 2,000,000 |
| Ownership | Full ownership registered in the investor’s name |
| Financing | Allowed if the loan is from an approved local bank, with a no objection letter from the bank |
| Off-plan | Purchase price of at least AED 2,000,000 from an approved local developer, with a developer letter. Payment requirements can vary |
| Health insurance | Required for the investor and family throughout the residency |
| Application | In person at a DLD service centre, while in the UAE |
How much do I need to invest?
At least AED 2,000,000 in total, which can be spread across several properties in Dubai. For a ready home you need the title deed in your name. At October 2026 rates that is about €485,000 or $545,000. In dollars the figure does not move, because the dirham is pegged to the dollar at 3.6725.
Does an off-plan property qualify?
Yes. The ICP accepts one or more off-plan units totalling at least AED 2,000,000, as long as they are bought from a local developer approved by the competent authority.
Off-plan, the purchase price is what counts, at least AED 2 million, with a letter from the developer. Payment requirements can vary, so confirm them with the DLD before you apply.
The usual documents are the Oqood certificate, the SPA, the developer’s statement of account and its NOC.
On a 60/40 plan with 10% down, an AED 2,000,000 purchase needs about AED 280,000 between booking and Oqood registration, including the 4% DLD fee, about €67,900 or $76,200. The rest, stage by stage, is in the guide to how much money you need to invest.
Can I buy with a mortgage?
Yes, as long as the financing comes from an approved local bank. You will need a no objection letter from the bank stating it does not object to the residency and showing the amount paid and the balance. How much banks lend to non-residents is in the non-resident mortgage guide.
How do you apply?
In person, at a DLD service centre in Dubai. You must be in the UAE and attend yourself: applications through a representative are not accepted. The medical exam is done at the same centre, and the visa is for 10 years.
Fees come to about AED 10,000, about €2,400 or $2,700, covering the medical exam, Emirates ID, visa and DLD fees. Family members are added with their own fees.
Does the Golden Visa change my taxes at home?
Not by itself. It is a UAE residence permit, and tax residence is decided by each country under its own rules. The UAE does not levy income tax on individuals, so what you declare depends on where you remain tax resident, as the guide to Dubai property tax for UK and US residents explains.
The Golden Visa and your taxes in the UK or the US
UAE Golden Visa from the UK
The visa does not change your UK tax position by itself. UK residents normally pay tax on foreign income, including rent from property abroad, and report it through Self Assessment. Whether you remain UK resident depends on UK rules, so check your case with a tax adviser.
UAE Golden Visa from the US
US citizens are taxed by the IRS on worldwide income even when they live abroad, so the Golden Visa does not change what you declare if you hold US citizenship. Rent goes on your federal return and, if your foreign accounts exceed $10,000, you file an FBAR. In dollars, the minimum investment is about $545,000, with no currency risk.
From anywhere else
The ICP requirements are the same for everyone. Check with a tax adviser in your country what changes for you.
Things to keep in mind
- What counts is the total value of your UAE property, not each unit.
- The property must be in your name.
- If you use a mortgage, it must be from an approved local bank, and you need its no objection letter.
- If you buy off-plan, the developer must be local and approved; keep the Oqood, SPA, statement of account and NOC to hand.
- Plan a trip to Dubai for the application.
- Take out health insurance for you and your family.
- Check with an adviser at home what changes for your taxes.
We help you gather the property documents. Before you start, confirm the current requirements with the DLD or the GDRFA, as they can change.
Frequently asked questions
Can I combine several properties to reach AED 2 million?
Yes. The ICP refers to one or more properties with a total value of at least AED 2,000,000.
How much is AED 2,000,000 in euros or dollars?
About €485,000 at October 2026 rates and about $545,000, as the dirham is pegged to the dollar at 3.6725.
Where do I apply?
In person, at a DLD service centre in Dubai. You must be in the UAE and attend yourself. Fees come to about AED 10,000.
Does the Golden Visa change my UK taxes?
Not by itself. Whether you remain UK resident depends on UK rules, and UK residents normally pay tax on foreign rental income.
Does the Golden Visa change my US taxes?
Not if you are a US citizen: citizens report worldwide income to the IRS even when living abroad.
