Dubai 10-Year Golden Visa Property Cost 2026: Full Guide

Dubai 10-Year Golden Visa Property Cost in 2026

The Dubai 10-Year Golden Visa through property investment is one of the strongest long-term residency options available to real estate investors in the UAE. It is designed for investors who own qualifying property worth AED 2 million or more and want long-term residency, family sponsorship, and greater stability.

Dubai Land Department states that this service allows a real estate investor owning property with a purchase value equal to or more than AED 2 million to apply for a 10-year renewable residence permit. The service also allows sponsorship of the husband or wife, children, and parents.

In 2026, the Golden Visa remains a preferred choice for investors who want fewer renewals, stronger family planning, and long-term UAE residency through property ownership.

What Is the Dubai Property Golden Visa?

The Dubai property Golden Visa is a 10-year renewable residence permit for eligible real estate investors.

It is suitable for investors who:

• Own property worth AED 2 million or more
• Want long-term UAE residency
• Want to sponsor family members
• Want fewer renewal cycles
• Want a property-backed residency route
• Plan to live, invest, or maintain long-term ties in Dubai

The AED 2 million property value is not a visa fee. It is the required investment threshold.

Requirements for a 10-Year Property Investor Golden Visa

To qualify for the Dubai 10-Year Golden Visa through property investment, the applicant must generally meet the following requirements:

• Own property in Dubai worth at least AED 2 million
• One or multiple properties may be accepted under the applicant’s name
• The applicant must be inside the UAE during the residence visa process
• The property must be registered under the applicant’s name
• The name on the title deed must match the applicant’s passport
• If the property is mortgaged, a bank NOC or bank statement is required
• If the property is purchased through a developer payment plan, a developer statement of account may be required
• If the title deed value is below AED 2 million but the current market value exceeds AED 2 million, an official valuation certificate may be required
• Properties from other Emirates or DIFC are generally not accepted for this Dubai property investor Golden Visa route

Joint Ownership Rules

Joint ownership may be accepted, subject to the applicant’s share and relationship with the co-owner.

Husband and Wife Ownership

Husband and wife may apply through one property if the required conditions are met. An attested marriage certificate, MOFA attestation, and legal Arabic translation are required.

If the property value is less than AED 4 million and jointly owned by husband and wife, usually only one person may apply as the main Golden Visa applicant, and the other spouse can be sponsored as a dependent.

If the ownership shares are not equal, the higher shareholder may be allowed to apply as the primary applicant and sponsor the other spouse.

Joint Ownership with Other Partners

If the property is jointly owned with partners, each applicant must generally have an individual share of at least AED 2 million to qualify.property status, and immigration history.

Required Documents for 10-Year Property Investor Golden Visa

To apply for a 10-year property investor Golden Visa in Dubai, the following documents are generally required:

• Dubai title deed showing property value of AED 2 million or more
• Clear passport copy, valid for more than 6 months
• Previous Emirates ID copy, if applicable
• Recent digital passport-size photo as per ICP specifications
• Current UAE residence visa copy, if applicable
• Health insurance from a UAE insurance provider
• Bank NOC or liability letter, if the property is mortgaged
• Developer statement of account, if the property is developer-financed
• Official valuation certificate, if applying based on market value
• National ID copy for applicants from Iran, Pakistan, Iraq, Libya, and Afghanistan

As per GDRFA regulations, medical insurance is compulsory for all residence permit applications. Applicants may choose DHA Basic Insurance or a comprehensive medical insurance plan.

Dubai 10-Year Golden Visa Cost

The main applicant cost for the Dubai 10-Year Property Investor Golden Visa is approximately AED 9,884.75, based on the DLD-listed cost in the provided reference.

This cost is generally for the main applicant only and does not include health insurance, valuation, document attestation, translation, mortgage documents, family sponsorship, or consultancy service fees.

Common Government Cost Items

This fee is for the main applicant only. It does not include property purchase costs, DLD transfer fees, health insurance, family sponsorship, valuation, attestation, translation, mortgage-related documents, or consultancy fees.

Family Sponsorship Under 10-Year Golden Visa

Golden Visa holders may sponsor eligible family members, including:

• Husband or wife
• Sons
• Daughters
• Parents & Parents in Laws

The property owner Golden Visa holder can generally sponsor eligible dependents for the same duration as the sponsor’s visa validity, subject to GDRFA approval and documentation requirements.

Documents Required for Family Visa

Sponsor Documents

• Sponsor’s passport copy
• Sponsor’s UAE residence visa copy
• Sponsor’s Emirates ID copy
• Title deed copy, if requested
• Health insurance, where applicable

Documents for Children

• Child’s passport copy, valid for more than 6 months
• Previous UAE residence visa copy, if applicable
• Recent digital passport-size photo as per ICP specifications
• Attested birth certificate
• Legal Arabic translation of birth certificate
• National ID copy for Iran, Pakistan, Iraq, Libya, and Afghanistan nationals

The birth certificate must generally be attested by the Ministry of Foreign Affairs in the country of origin, UAE Embassy in the issuing country, MOFA UAE, and then legally translated into Arabic.

If the birth certificate is not available, a consulate relationship confirmation letter may be accepted. The letter should be MOFA-attested, translated into Arabic, and should clearly mention both the father’s and mother’s names.

Documents for Husband or Wife

• Spouse passport copy
• Previous UAE residence visa copy, if applicable
• Recent digital passport-size photo
• Attested marriage certificate
• Legal Arabic translation of marriage certificate
• National ID copy for applicable nationalities

If the marriage certificate is not available, a consulate-issued relationship confirmation letter may be accepted, provided it is MOFA-attested and legally translated into Arabic.

Dependent Visa Cost Under 10-Year Investor Visa

Health insurance, medical test, biometrics, attestation, translation, and other supporting costs may apply separately.

Parents Sponsorship Under Golden Visa

Golden Visa holders may also sponsor their parents for a 10-year residence visa, subject to approval and document requirements.

Required documents may include:

• Sponsor’s passport and residence visa copy
• Parents’ passport copies, valid for at least 6 months
• Sponsor’s attested birth certificate
• Legal Arabic translation of birth certificate
• Parents’ passport-size photos
• Parents’ health insurance
• National ID copy for applicable nationalities
• Additional documents if requested by GDRFA

If one parent is deceased, divorced, or unavailable, legal proof may be required.

Can Multiple Properties Be Combined?

Yes, multiple properties can be combined to meet the AED 2 million threshold.

For example:

Property 1: AED 1.2 million
Property 2: AED 850,000
Total: AED 2.05 million

This may qualify if both properties are registered under the applicant’s name and accepted by the authority.

This is useful for investors who own smaller apartments or want to diversify across different Dubai communities.

Off-Plan Property and Golden Visa

Certain off-plan properties may qualify for the Golden Visa if they meet authority requirements.

Off-plan cases may require:

• Oqood certificate
• Developer documents
• Payment proof
• Escrow payment records
• Property value confirmation
• Project registration
• Authority acceptance

Ready properties with title deed are usually more straightforward, but off-plan property can still be a valid route if documentation is correct.

Mortgaged Property Rules

Mortgaged property can qualify, but bank documentation is required.

DLD states that in the event of a mortgaged property, a bank letter indicating AED 2 million paid amount must be provided as proof.

Investors with mortgaged property should prepare:

• Title deed or e-certificate of title
• Bank NOC letter
• Mortgage statement
• Paid amount confirmation
• Outstanding balance details
• Passport copy
• Personal photo
• Current residence permit, if available

Mortgage cases should be reviewed carefully before applying because unclear bank documents can delay approval.

Benefits of the Dubai 10-Year Golden Visa

The 10-year property investor Golden Visa offers several major benefits:

• 10-year renewable UAE residence visa
• No local sponsor required
• Ability to sponsor spouse, children, and parents
• Family members may receive residency linked to the sponsor’s visa duration
• Ability to stay outside the UAE for extended periods without the usual 6-month restriction
• Greater long-term stability for investors and families
• Access to UAE banking, healthcare, education, and business opportunities
• Ability to live, invest, and work in Dubai, subject to the relevant approvals
• Ability to sponsor domestic workers, subject to applicable rules

Property Purchase Costs Beyond Visa Fees

The Golden Visa fee is separate from the cost of buying property.

Investors should also budget for:

• Dubai Land Department transfer fee
• Trustee office fee
• Title deed issuance
• Developer NOC for resale property
• Agency commission
• Mortgage registration fee, if financed
• Bank valuation fee
• Health insurance
• Annual service charges
• Property management fees, if rented

For example, if you purchase property worth AED 2 million, the 4% DLD transfer fee alone is AED 80,000. This is separate from the Golden Visa application cost.

Difference Between 10-Year Golden Visa, 5-Year Retirement Visa, and 2-Year Visa

The Golden Visa offers the longest validity and strongest long-term residency benefits.

Processing Time for Dubai 10-Year Property Investor Golden Visa

The Dubai property investor Golden Visa process may normally take around 7 to 10 business days, subject to complete documents, medical test, Emirates ID, health insurance, property verification, and final authority approval.

With our Fast-Track VIP Package, eligible applications can be completed within 48 hours, provided all documents are ready, the applicant is inside the UAE, the property file is clear, and there are no delays from medical, biometrics, valuation, mortgage, or immigration security checks.

Mortgage cases, valuation cases, family sponsorship, document attestation, and translation can increase the overall timeline. To avoid delays, it is always recommended to review the title deed, insurance, bank documents, and supporting paperwork before submission.

Frequently Asked Questions (FAQ) – Dubai 10-Year Property Investor Golden Visa

What is the minimum investment required for a 10-year property investor Golden Visa?

The applicant must own qualifying property in Dubai worth at least AED 2 million.

Is the 10-year investor visa the same as a Golden Visa?

Yes, the 10-year property investor visa is considered a UAE Golden Visa.

Can I sponsor my family with a 10-year Golden Visa?

Yes, Golden Visa holders may sponsor eligible family members, including spouse, children, and parents, subject to approval.

Can multiple properties be combined to reach AED 2 million?

Yes, multiple properties under the applicant’s name may be combined to meet the AED 2 million requirement.

Can mortgaged property qualify for the Golden Visa?

Yes, mortgaged property may qualify if the required paid amount or ownership value is confirmed by the bank through the required documents.

Can I work in Dubai with a property investor Golden Visa?

Yes, Golden Visa holders may live and work in Dubai, subject to the relevant employment or MOHRE approval requirements.

Do I need to enter the UAE every 6 months to keep the Golden Visa valid?

Golden Visa holders can generally stay outside the UAE for extended periods without the standard 6-month cancellation rule.

Can I apply while outside the UAE?

The applicant can prepare documents while outside the UAE, but physical presence inside the UAE is generally required to complete the residence visa process, including medical, biometrics, and visa issuance.

Final Thoughts

The Dubai 10-Year Golden Visa through property investment is the strongest long-term property residency option for investors who own AED 2 million or more in qualifying real estate.

The main applicant cost is listed at AED 9,884.75, making it attractive when compared with repeated short-term renewals. However, investors must also budget for property purchase costs, DLD transfer fees, health insurance, family sponsorship, mortgage documents, and other supporting expenses.

For investors planning long-term residency, family sponsorship, and property-backed stability in Dubai, the 10-year Golden Visa remains one of the most valuable options in 2026.

Why Choose Brightlink Management Consultancy

Brightlink Management Consultancy helps property investors apply for the Dubai 10-Year Golden Visa with complete support.

Our team assists with property eligibility checks, title deed review, valuation guidance, mortgage documentation, application submission, medical, Emirates ID, and family sponsorship.

With expert guidance and end-to-end service, Brightlink helps you secure your UAE Golden Visa smoothly and confidently.

What Makes Us Different?

• Expert knowledge of UAE laws and visa regulations
• Personalized solutions based on your goals
• End-to-end support from consultation to approval
• Fast, professional, and transparent service
• Assistance with Golden Visa, company formation, and property investment
• Dedicated client support throughout the process

Our mission is to simplify the UAE residency and business journey while helping clients make informed decisions with confidence.

Disclaimer:

UAE residency and Golden Visa rules may change at any time. Applicants should always verify the latest requirements with official UAE authorities or consult a qualified professional like Brightlink before applying.

Looking for Dubai Golden Visa Through Investment?

Brightlink Management Consultancy helps investors, who are looking for 10-Year Golden Visa process with expert guidance and end-to-end support.

Whether you own a single property, jointly owned property, or a mortgaged unit, our team can review your eligibility, check your title deed, guide you on required documents, and manage the complete visa process smoothly.

Speak with our specialists today and get expert support before you apply.

📩 Contact us at info@brightlinkconsulting.ae or
📱 Call/WhatsApp: +971566556645