10-Year Golden Visa Through Property in Dubai (2026): AED 2M Rule, Cost, Documents, Process & FAQ

The 10-Year Golden Visa for property owners (also called the Dubai property Golden Visa or real estate Golden Visa) is the longest UAE residence visa you can get through Dubai property: ten years at a time, renewable, for anyone who owns property worth AED 2 million or more in their own name. There is no age condition, no police clearance certificate, no DLD property block and no special-purpose licence. Government fees are AED 9,421 for the main applicant, the visa is issued in 7–14 working days, 100% online, and your spouse, children and parents can be added for the same ten years. Unlike the 2-year and 5-year property routes, a Golden Visa holder can take a MoHRE work permit, and medical insurance is not required for the visa. This guide covers who qualifies, every government fee, the 11 steps and the questions we are asked most.

🧭 Which property visa is yours?

Dubai has three property-based residence visas, and the property value decides the route. This article covers the 10-year Golden Visa; the other two have their own guides.

Simple rule: AED 2M or more → Golden Visa. Below AED 2M → 2-Year Investor Visa. Aged 55 or over with AED 1M or more → also compare the 5-Year Retirement Visa.

✅ Dubai Golden Visa property requirements: who qualifies?

• Property worth AED 2 million or more, held in your own name. Several properties registered in your name can be added together; a co-owner's share cannot be added to yours (rule since 14 July 2026). A couple who hold one AED 2.4M apartment 50/50 each own AED 1.2M — neither qualifies for the Golden Visa on it, although both qualify for the 2-Year Investor Visa.
• Ready or off-plan property — both qualify, with the correct registered Dubai Land Department document (Title Deed or Oqood).
• Mortgaged property qualifies. No minimum payment is required and, since 2026, no bank NOC is needed for the application — the visa is issued on the property and the mortgage stays with the bank.
• Any nationality, any age. You can apply from inside or outside the UAE, and you do not need an employer or a sponsor.

💼 Can I work on the Golden Visa?

Yes. The 10-Year Golden Visa is the only property route on which the main applicant can obtain a MoHRE work permit and be employed by any UAE company — the holders of the 2-Year Investor Visa and the 5-Year Retirement Visa cannot. Your sponsored spouse and children can also take a MoHRE work permit on their dependent visa. The Golden Visa does not depend on an employer, so changing or leaving a job never affects your residence.

🏥 Is medical insurance required for the Golden Visa?

No. For the visa itself, medical insurance is not required. It is not on the document list, it is not uploaded at any of the 11 steps below, and no insurance certificate is asked for before the 10-year residence is issued. The only health-related step in the process is the medical fitness test (AED 273). Health cover for day-to-day life in Dubai is a separate, personal decision — sensible to have, but it is not a condition of this visa.

📄 Documents required for the Dubai Golden Visa through property

1. 1Title Deed for a ready property or Oqood for an off-plan property
2. 2Passport copy
3. 3Recent personal photograph

That is the whole list — the 2026 simplified process has no police clearance certificate, no bank NOC and no insurance. Digital copies are enough to start: send them on WhatsApp. No couriers, no office visits.

Is the SPA enough for a Golden Visa?

No. The Sales and Purchase Agreement is the developer's purchase contract, not the official Dubai Land Department ownership record, so it does not replace the registered document. Once the property is registered with the DLD, an off-plan property is evidenced by the Oqood and a ready property by the Title Deed. The SPA alone is only a preliminary purchase document for this visa.

🗺️ How to apply for the Golden Visa through property in Dubai — the 11 steps

Every step is filed online by 800 DOCS and tracked for you. The tag on each step shows which authority handles it.

💰 How much does the Golden Visa cost for property owners?

These are the UAE government fees for a new 10-Year Golden Visa through property with the normal medical test, as calculated by the FamilyVisa.ae property visa calculator. They are paid to each authority as the step happens. The 800 DOCS service fee is separate and is quoted on WhatsApp before you pay anything.

Prefer the VIP medical (result in 30 minutes)? Add AED 430 — the total becomes AED 9,851. Government fees can change; the live calculator is always the final reference before payment.

Spread over ten years that is under AED 950 a year — less than the 2-Year Investor Visa (AED 9,834 every two years) and the only property route with no renewal for a decade.

👨‍👩‍👧‍👦 Family visa cost under the Golden Visa

A Golden Visa holder can sponsor a spouse, children and parents once the residence is issued, for the same ten years — unmarried children of any age are accepted. The government fee per family member depends on whether they are an adult (18+, medical test required) or a child (no medical test).

A child costs AED 273 less than an adult because children do not take the medical test. A one-time Golden Visa family file opening fee of AED 283 is added with the first family application, and marriage or birth certificates issued abroad must be MOFA-attested. Family members can apply while still abroad or from inside the UAE.

Example: an owner with a spouse and two children pays AED 9,421 + 4,137 + 3,864 + 3,864 + 283 = AED 21,569 in government fees for four people, ten years. Run your own numbers in the calculator →

⏱️ How long does the Golden Visa take?

7–14 working days from documents to Emirates ID. The Golden Visa is faster than the 2-Year Investor Visa because there is no police clearance, no DLD property block and no licence stage: DLD verification, immigration pre-approval, medical and Emirates ID are the only stations. What can add time: a passport with less than six months' validity, an existing UAE visa that must be cancelled first, a first-time applicant who must give fingerprints in person, and public holidays.

🔗 Related guides

• 2-Year Property Investor Visa in Dubai (under AED 2M, any age)
• 5-Year Retirement Visa through property (age 55+, AED 1M or more)
• Property visa overview and the live Visa Calculator
• Selling property on a UAE Golden Visa — what happens to the visa
• Dubai property visa rules change: portfolio merging ends (July 2026)
• Bank NOC no longer required for mortgaged property visas

❓ Frequently asked questions

1. What is the 10-Year Property Golden Visa?

A long-term UAE residence visa for property investors whose qualifying Dubai real estate is worth AED 2 million or more. It is issued for ten years, is renewable, needs no sponsor and lets you sponsor your spouse, children and parents.

2. What is the minimum property value for the Golden Visa?

AED 2 million in qualifying property held in your own name, confirmed by the Dubai Land Department.

3. Can a property portfolio be used to reach AED 2 million?

Properties registered in your own name can be added together. Since 14 July 2026 a co-owner's share — including a spouse's — cannot be merged with yours; each applicant must reach AED 2 million individually.

4. Can an off-plan property qualify?

Yes, once the property is registered with the Dubai Land Department and the Oqood is available for the application.

5. Can a ready property qualify?

Yes. A ready property is evidenced by the Dubai Land Department Title Deed.

6. Can I get the Golden Visa with a mortgaged property?

Yes. No minimum payment is required and, since 2026, no bank NOC is needed for the application. The visa is issued on the property; the mortgage stays with the bank.

7. Is the SPA enough to apply for the Golden Visa?

No. The SPA is the developer's purchase agreement and does not replace the official DLD ownership document. Use the Oqood for off-plan property or the Title Deed for ready property.

8. What documents are required?

Three: the Title Deed or Oqood, a passport copy and a recent personal photograph. Digital copies are enough to start.

9. Is a Police Clearance Certificate required?

No. The Golden Visa process does not include the PCC step used for the 2-Year Property Investor Visa.

10. What does the DLD verify?

Your ownership and the qualifying AED 2 million+ value, from its own registration records, before the immigration stage.

11. Do I have to cancel my existing UAE visa?

If you already hold a UAE residence visa — an employment visa, for example — it is cancelled before the Golden Visa is completed. First-time applicants skip this step.

12. Is a medical fitness test required?

Yes, for every applicant aged 18 or over: blood test and chest X-ray at an approved centre. Children do not take the test.

13. When are Emirates ID biometrics required?

Only for first-time applicants aged 15 or over whose fingerprints and photo are not yet on file. Everyone else skips the step.

14. Who can a Golden Visa holder sponsor?

Spouse, children (unmarried, any age) and parents, for the same ten years, subject to the UAE family sponsorship rules.

15. How much are the government fees?

AED 9,421 for the main applicant with the normal medical test (AED 9,851 with the VIP medical), AED 4,137 per adult dependent and AED 3,864 per child dependent, plus a one-time family file fee of AED 283. The 800 DOCS service fee is quoted separately on WhatsApp.

16. How long does the Golden Visa take?

7–14 working days from documents to Emirates ID delivery, all online.

17. How long is the Golden Visa valid and can it be renewed?

Ten years. Renewal is normal as long as you still hold qualifying property and meet the immigration requirements at the time of renewal.

18. Can I work in a company with the Golden Visa?

Yes. A Golden Visa holder can obtain a MoHRE work permit and be employed by any UAE company — unlike the holders of the 2-Year Investor Visa and the 5-Year Retirement Visa. Your sponsored spouse and children can also take a MoHRE work permit.

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

Yes. The six-month absence rule that cancels an ordinary UAE residence does not apply to Golden Visa holders, so you can live abroad and keep the residence active.

20. What happens if I sell the property?

The Golden Visa is linked to the qualifying property. Before you sell, read our guide on selling property on a UAE Golden Visa and message us — the right order of steps protects your residence.

21. What if my property is below AED 2 million?

Check the 2-Year Property Investor Visa (no minimum value). Applicants aged 55 or over with AED 1 million or more should also compare the 5-Year Retirement Visa.

22. Is medical insurance required for the Golden Visa?

No. Medical insurance is not required for the visa: it is not on the document list and no insurance certificate is requested at any step. The only health-related step is the medical fitness test. Some agencies bundle an insurance policy with the visa because they earn a commission on the policy — it is optional, not a visa condition.

Last reviewed 5 October 2026. Government fees are the figures shown by the FamilyVisa.ae calculator on that date and can change without notice; the live calculator remains the final pricing reference before publication or payment. FamilyVisa.ae is operated by 800 DOCS LLC SOC, a licensed private documentation company in Dubai — not a government office.