★★★★★
The team handled my parents' Golden Visa via property from start to finish. The calculator helped me budget before starting — zero surprises.
Free UAE Property Visa Tool
Your UAE property is your route to residency.
Three ways to call the UAE home through property — clear steps, real government fees, no jargon.
10-yr Golden
5-yr Retirement
2-yr Investor
Free · No signup · Itemized in under 30 seconds
property visa estimator
Example · 10-Year Golden Visa
DLD & admin fees5,284
Immigration & visa2,710
Medical fitness320
Emirates ID1,185
Government feesAED 9,499
1 Check if you qualify
Which property visa fits you?
UAE property gives you three residence-visa routes. The one that fits depends on your portfolio value, your age, and how long you want the visa to last.
10-Year Golden VisaAED 2,000,000+
AED 2M+ property (single or combined). Sponsor spouse, children & parents — no age limit. Off-plan & mortgaged accepted.
5-Year Retirement VisaAED 1,000,000+ · 55+
AED 1M+ portfolio, applicant aged 55 or over. Renewable. Off-plan & mortgaged accepted, with family sponsorship.
2-Year Investor VisaNo minimum (sole owner)
No minimum value for sole owners (May 2026 update). Joint owners: AED 400,000+ share. Off-plan & mortgaged accepted.
2 How it works
The process, by visa type.
Each property visa has its own steps. Read what applies to you, then jump to the calculator for fees. Golden first, then Retirement, then the 2-Year Investor visa.
Golden
10-Year Golden Visa
Documents you need AED 2M+ property
Title Deed or Oqood
Title Deed (ready) or Oqood (off-plan)
Bank NOC
Only if the property is mortgaged
Passport copy
Minimum 6 months validity
High-resolution photo
White background
An SPA is not valid for visa applications. You need a Title Deed or Oqood issued by the DLD.
1
Documents
Gather the documents above. Foreign documents are accepted digitally.
2
DLD verification
Dubai Land Department verifies the title and confirms the AED 2M threshold. Multiple properties are combined here.
3
Visa pre-approval
Initial entry permit issued and your visa file is opened in the immigration system.
4
Cancel existing visa if any
Any existing UAE residency visa is cancelled before the Golden Visa is stamped.
5
Medical fitness 18+ only
Fitness test at an approved medical centre — application, screening, then fitness report.
6
Golden Visa + Emirates ID
The 10-year visa is stamped digitally and the Emirates ID is delivered. Biometrics taken if not already on file (typically 15+).
Family included: spouse, sons, daughters and parents — no age limit. AED 3,000 refundable deposit per dependent.
Total time: 7–14 working days. Renewable as long as the property is held.
Aged 55+? The Retirement route
Retirement
5-Year Retirement Visa
Documents you need AED 1M+ · age 55+
Title Deed or Oqood
Title Deed (ready) or Oqood (off-plan)
Bank NOC
Only if mortgaged
Passport copy
Minimum 6 months validity
High-resolution photo
White background
No minimum payment required. DLD looks at total portfolio value, not how much you've paid.
1
Documents
Collect the documents above. AED 1M+ portfolio (single or combined).
2
DLD verification
Dubai Land Department verifies the property and confirms the AED 1M+ threshold. Multiple properties can be combined.
3
Retirement pre-approval
Retirement entry permit issued. Age verification (55+) happens here.
4
Cancel existing visa if any
Any existing UAE residency visa is cancelled before the retirement visa is stamped.
5
Medical fitness
Fitness test at an approved medical centre — application, screening, then fitness report.
6
Retirement Visa + Emirates ID
The 5-year visa is applied to your passport and the Emirates ID is delivered.
Renewable as long as the AED 1M portfolio is held and the applicant remains 55+.
Total time: 7–14 working days. 5-year renewable.
Smaller investment? The 2-Year route
Investor
2-Year Property Investor Visa
Documents you need No min (sole owner)
Title Deed or Oqood
Title Deed (ready) or Oqood (off-plan)
Bank NOC
Only if mortgaged
Police Clearance (PCC)
Required only for the 2-Year visa
Passport copy
Minimum 6 months validity
High-resolution photo
White background
Joint ownership: your share must exceed AED 400,000. Spouse-only joint ownership can merge portfolios with an attested marriage certificate.
1
Documents
Gather the documents above, including the PCC unique to this route.
2
Police Clearance (PCC)
Obtained from Dubai Police — required only for the 2-Year Investor Visa, not Golden or Retirement.
3
DLD block & recommendation
Dubai Land Department blocks the property and recommends it for the visa.
4
DLD trade license
A simple trade license is issued in your name under DLD.
5
Establishment card
Allows the immigration file to be opened in your name.
6
Entry permit
Issued inside or outside the country, depending on where you apply from.
7
Change of status
Status changed inside the country — no need to exit.
8
Medical fitness
Fitness test at an approved medical centre.
9
Emirates ID biometrics
Fingerprint and photo for the new Emirates ID.
10
Visa stamping + EID delivery
2-year residency is stamped and the Emirates ID is delivered.
Dependents abroad: only for this visa, dependent applications can start while they are outside the UAE — they then enter for medical and stamping.
Total time: 10–18 working days. Renewable while you own the property.
3 What it costs
Your exact property visa cost in under 30 seconds.
Free calculator · estimate in AED
Itemized government fees for Golden, Retirement or Investor visas.
Pick your visa type, add family members, and see every fee broken down — DLD, immigration, medical, Emirates ID. No signup, no phone number.
Featured in Gulf News, Khaleej Times & The National
4 Unlock higher eligibility
Property revaluation.
DLD uses your book value — the original purchase price — to decide visa eligibility. If your property has appreciated, we can obtain an official DLD revaluation certificate to match the current market price.
Official DLD valuation
Recognised by all UAE immigration authorities for visa applications.
Upgrades count
Renovations and improvements can be factored into the new valuation.
Three-step process
Application → DLD-approved inspection → valuation certificate.
If your AED 1.6M apartment is now worth AED 2.1M on the open market, a revaluation certificate can unlock the Golden Visa threshold without buying anything new.
Full property revaluation guide
5 Protect your investment
Read the complete UAE Wills guide
Wills & Last Testament.
Property is an investment — and like every investment, it needs protection. For non-Muslim expats, a registered Will ensures your real estate is passed on the way you intend.
Why you need a Will
- Avoid Sharia defaultWithout a Will, local Sharia inheritance law applies by default.
- Spare your heirs paperworkWithout a Will, inheriting property can take 6 months to 2 years.
- Avoid frozen accountsBank accounts and assets can be locked during probate.
- Guardianship for minorsSpecify exactly who cares for your children.
Jurisdictions
Dubai Courts Recommended
Strongly preferred. Interconnected with all other Emirates and federal systems — universally accepted across the UAE.
Abu Dhabi Courts
Valid alternative for non-Muslim expats. Recognised for assets located anywhere in the UAE.
DIFC Courts Limited use
Highly restricted. Generally only useful if your assets are located entirely within the DIFC area.
The process
Notarisation is just a stamp. The drafting is the critical part. Our wills are drafted by experienced lawyers — no copy-paste templates.
1
Legal consultationWe assess your UAE properties, global assets and succession needs.
2
Bespoke draftingLawyers draft a secure Will tailored to your family. No templates.
3
Online notarisationFinalised via secure video call with the Dubai Courts notary — no physical visit.
6 Real customers
Latest reviews — May 2026
Verified reviews from property owners who used our service.
★★★★★
5.0
284 verified reviews
· last 12 months
★★★★★
I used the property visa calculator first to compare typing centres — FamilyVisa.ae was the most honest about government fee vs service charge. Refreshing.
★★★★★
Smooth Retirement Visa process. They walked me through the DLD valuation and confirmed eligibility before charging anything.
7 Common questions
Property visa FAQ
Real questions from real property owners. Tap to expand.
Can I combine multiple properties?
Yes. For the 10-Year Golden Visa (AED 2M) and the 5-Year Retirement Visa (AED 1M), you can combine the values of multiple properties you own in the UAE to meet the total required portfolio value.
Does an off-plan property qualify?
Yes, off-plan properties are accepted. You will need to provide the Initial Contract of Sale (Oqood).
Can I sponsor my family?
Absolutely. The Golden Visa allows you to sponsor your spouse, children (no age limit for unmarried daughters and sons), and even your parents. The 5-Year and 2-Year visas also have family sponsorship options.
What happens if I sell my property?
Your property visa is tied to your property ownership. If you sell the property that qualified you, your residency visa may be subject to cancellation unless you purchase another qualifying property.
Can I merge property values if owned jointly with my spouse?
Yes. If the property is in the joint name of you and your spouse, the ownership shares can be merged to meet the visa threshold. This is only allowed for husband and wife — no other relationships (father, son, brother, sister) may merge portfolios.
Are additional documents required for joint ownership?
Yes. If you apply based on joint ownership with your spouse, you must provide an officially attested marriage certificate along with the standard required documents.
Do I need to be in the UAE to process my visa?
Yes, you must be physically present in Dubai. This applies to all primary applicants and dependents for the Golden and Retirement visas, and the primary applicant for the 2-Year Investor Visa. The only exception is Investor Visa dependents — their initial applications can be processed while abroad, then they travel to the UAE to finish medical and stamping.
When will the AED 3,000 immigration deposit be refunded?
The AED 3,000 immigration deposit required for family members is refunded when you officially cancel their visa.
What is the age limit for children under a property visa?
Unmarried daughters can be sponsored with no age limit; once married, they cannot be sponsored under the family visa. For sons, there is no age limit under the Golden and Retirement visas. Under the 2-Year Investor Visa, sons can be sponsored only up to age 25, subject to immigration approval.
Is the minimum property value AED 750,000 for the 2-Year Visa?
That is an old rule. As of May 2026, if you are a single owner there is no minimum payment or property value required. If there are multiple owners, your specific share must be more than AED 400,000 to qualify.
I have an SPA. Can I start my visa procedure?
No. An SPA (Sales & Purchase Agreement) is an internal document between developer and buyer and is not valid for visa applications. It must be registered with the government — DLD issues an Oqood for off-plan and a Title Deed for completed properties. Only these official documents can be used.
Do I need to make a minimum payment to start?
No. The DLD evaluates eligibility based on the total value of your property portfolio. It does not matter whether the property is on a payment plan or mortgaged; they do not factor in how much has been paid versus unpaid.
Construction hasn't started, but I have my Oqood. Can I apply?
Yes. Once you have the official Oqood from the DLD, the visa process can start immediately. The government does not check construction status or completion percentage.
You know your options. What's next?
Golden, Retirement, or Investor — calculate the exact government fees for your visa, or talk to us directly.