Minimum value
Property purchase price must be at least AED 2,000,000. Below this threshold the property does not qualify — even by AED 1.
The UAE Golden Visa, via property.
Ten-year UAE residency through a AED 2 million property investment. Current rules, current channels, no curated half-truths. June 2026.
10 yrs
Renewable residency
AED 2M
Property threshold
All family
Sponsorship coverage
30–90 days
Standard processing
What the Golden Visa is
Long-term residency tied to a real asset
Oplus International Realty walks property buyers through the UAE Golden Visa pathway end to end — eligibility check, documentation, ICP or GDRFA submission, family inclusion, renewal. The Golden Visa is a federal long-term residency framework introduced in 2019 and significantly expanded by Cabinet Resolution 65 of 2022, which is the legal base of the current rules.
The pattern Oplus sees most often: investors arrive with outdated information — that off-plan does not qualify, that mortgaged property does not qualify, that only spouses and minor children are included. None of that is true under current rules. Below is what actually applies in June 2026, sourced from ICP, GDRFA, and the federal portal u.ae.
For financing context — how mortgaged property qualifies, current rates, and CBUAE LTV caps — see our UAE mortgage guide. For wider UAE property investment context, see the UAE investor guide.
All Golden Visa pathways
Six routes to the Golden Visa
Property is one of six federal Golden Visa pathways. This guide focuses on property — the most common route for international investors.
| Pathway | Minimum requirement | Term | Note |
|---|---|---|---|
| Property Investor This guide | AED 2,000,000 | 10 years | Ready, off-plan (50% paid) or mortgaged (AED 2M equity). |
| Public Investment | AED 2,000,000+ | 10 years | Deposit in accredited investment fund, or company shares. |
| Entrepreneur | AED 500K project | 5 years | Approved startup in a technical or future sector. |
| Specialised Talent | PhD / leading credentials | 10 years | Doctors, scientists, engineers, artists, athletes, inventors. |
| Outstanding Specialised Professional | AED 30K monthly salary | 10 years | Senior managers, executives in priority sectors. |
| Outstanding Student | Top-tier academic record | 5–10 years | High school 95%+, top universities globally. |
Source: Cabinet Resolution No. 65 of 2022 and ICP eligibility framework, current to June 2026.
Property pathway · the rules
Six rules that govern eligibility
These are the federal rules applied by ICP, GDRFA and ADRA. They have not changed since 2022 — but most informal guides still publish the pre-2022 version.
Property status
Ready, off-plan and mortgaged property all qualify. Mixed-status portfolios combining to AED 2M also qualify.
Off-plan condition
For off-plan, at least 50% of the property value must have been paid to the developer at the time of application.
Mortgaged condition
For mortgaged property, at least AED 2,000,000 in equity must have been paid. Outstanding loan does not count toward the threshold.
Multiple properties
Two or more properties whose combined value meets AED 2M qualify. Each property must be evidenced by Title Deed or Oqood.
Location
Property must sit in a designated freehold zone — most of Abu Dhabi, Dubai and other emirates qualify under the current Investment Areas Decree.
Live check
Golden Visa eligibility checker
Indicative only — the federal authority makes the final decision. Adjust the inputs to see the verdict update against current 2026 rules.
Eligibility verdict
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Family inclusion
Who you can sponsor on a Golden Visa
The federal framework removed the age limit on dependent children and added parents and domestic helpers — making it the most family-flexible UAE residency.
Spouse
Husband or wife included with attested marriage certificate. Same 10-year term as principal holder.
Children (any age)
All children — including stepchildren and children above 18 — are sponsored alongside the principal, indefinitely.
Parents
Both parents may be sponsored with proof of relationship and health insurance coverage.
Domestic helpers (up to 3)
Three domestic workers can be sponsored in parallel with the principal Golden Visa, subject to separate fees and standard contracts.
Application process
Eight steps, end to end
The standard ICP / GDRFA flow. Oplus prepares the submission file, attestations, and follow-up so the timeline holds.
Verify ownership documents
Confirm the Title Deed (Sanad) or Oqood (off-plan) is registered in your name with the relevant land department (DLD for Dubai, ADREC for Abu Dhabi).
1–2 daysProperty valuation (if requested)
Some channels request an accredited valuation if the purchase was via mortgage or below market norms. Oplus arranges valuers covering both emirates.
3–7 daysSubmit via ICP or GDRFA
Federal applications go through ICP (icp.gov.ae). Dubai-issued visas use GDRFA Dubai (gdrfad.gov.ae). Abu Dhabi applications also flow via ADRA. Oplus prepares and submits.
Same dayInitial approval
Authority reviews documents and issues initial approval. Standard track: 30–90 days. Express service available via approved providers in 5–10 working days at additional cost.
5–90 daysMedical fitness test
Required for all adult applicants. Tests include blood screening and chest X-ray. Conducted at approved health centres in your emirate.
1 dayEmirates ID biometrics
Fingerprints and photo at the ICA centre. Children under 15 are exempted from biometrics. Emirates ID is issued for 5 or 10 years depending on visa term.
1 dayVisa stamping / issuance
Final approval and visa issuance follow. The 10-year residency is stamped in passport or issued digitally; Emirates ID arrives within 5–10 working days.
5–10 daysFamily inclusion
Spouse, children (any age), and parents can be sponsored in parallel or any time during the visa term. Up to three domestic helpers may also be sponsored.
Throughout term
Documents
Document checklist
All foreign certificates (marriage, birth, parental) require attestation by the UAE Embassy in the issuing country and legalisation by MoFAIC in the UAE.
For the applicant
- Passport (minimum 6 months validity)
- Passport-size photo (white background)
- Title Deed or Oqood (off-plan)
- Property valuation certificate (if requested)
- Medical fitness certificate
- Health insurance policy
- Emirates ID application receipt
For spouse inclusion
- Marriage certificate (attested by UAE Embassy in country of issuance + MoFAIC)
- Spouse passport copy
- Spouse photo + medical + insurance
For children inclusion
- Birth certificate (attested)
- Child passport copy
- Child photo + medical (15+) + insurance
For parents inclusion
- Proof of relationship (attested birth certificate)
- Parents passport copy
- Health insurance with coverage for parents
Total cost
Government fees, line by line
Typical total per applicant runs AED 6,000–10,000. Each additional family member adds AED 3,000–5,000. Costs below are current to June 2026.
| Cost item | Amount | Applies to |
|---|---|---|
| ICP / GDRFA application fee | AED 2,800 – 3,800 | Per applicant |
| Visa issuance fee | AED 1,000 – 1,500 | Per applicant |
| Emirates ID (10-year) | AED 2,303 | Per applicant |
| Medical fitness test | AED 320 – 720 | Per adult; varies by tier |
| Property valuation (if required) | AED 2,500 – 3,500 | Once per file |
| Document attestation (per doc) | AED 100 – 500 | Marriage, birth certs etc. |
| Typing centre fees | AED 100 – 200 | Per submission |
| Express service surcharge (optional) | AED 2,000 – 5,000 | 5–10 working day track |
Source: ICP fee schedule, GDRFA Dubai, Federal Authority for Identity (ICA), June 2026.
Side-by-side
Golden Visa vs other UAE residency routes
Same metrics for every option, sourced from the federal u.ae portal. The Golden Visa's differentiator is the removal of the six-month absence rule.
| Visa | Term | Minimum requirement | Family included | Stay rule |
|---|---|---|---|---|
| Golden Visa (property) This guide | 10 yrs | AED 2M property | Spouse · all children · parents · 3 helpers | No minimum stay |
| Investor Visa (property) | 2 yrs | AED 750K property | Spouse · minor children only | 6-month rule applies |
| Retirement Visa | 5 yrs | AED 1M property OR savings | Spouse only | 6-month rule applies |
| Standard Residence | 2–3 yrs | Employer sponsorship | Based on salary thresholds | 6-month rule applies |
Source: Official UAE government portal u.ae, June 2026.
Common questions
What investors ask Oplus most often
Ten questions, each answered with current rules and current authority practice.
The minimum is AED 2,000,000. This threshold applies whether the property is ready, off-plan, or mortgaged. Below AED 2M the property does not qualify regardless of any other criteria. Multiple properties can be combined to meet the threshold, provided each is registered with the relevant emirate land department and total value is at least AED 2 million.
Yes. Off-plan properties qualify if at least 50% of the property value has been paid to the developer at the time of application. This rule, introduced under Cabinet Resolution 65 of 2022, expanded eligibility significantly. Evidence required: registered Oqood from the relevant land department plus payment receipts confirming the 50% milestone.
Yes, provided at least AED 2,000,000 in equity has been paid against the property. The outstanding mortgage balance does not count toward the threshold — only your paid equity does. This means a AED 4M property with AED 2M loan and AED 2M paid qualifies, while the same property with AED 1.5M paid and AED 2.5M loan does not.
You can sponsor your spouse, all children of any age (including stepchildren and adult children), both parents, and up to three domestic helpers. There are no age limits on children — a feature unique to the Golden Visa. Each family member receives a residency aligned with your visa term.
The standard track takes 30 to 90 days from submission to visa issuance. Express service via approved providers is available in 5 to 10 working days at additional cost. Timeline depends on documentation completeness, attestation status of foreign certificates, and the application channel (ICP federal versus GDRFA Dubai or ADRA in Abu Dhabi).
No. The Golden Visa removed the 6-month absence rule that applies to standard UAE residence visas. Golden Visa holders can remain abroad indefinitely without invalidating their residency, provided the qualifying asset (the property) is still owned at renewal time. This makes the Golden Visa uniquely flexible for international investors.
The Golden Visa is renewable for another 10 years as long as the qualifying property is still owned at renewal time. The renewal process repeats medical fitness and Emirates ID biometrics but no fresh investment proof is needed beyond the existing Title Deed. Renewal fees are similar to first-time application fees.
The Golden Visa remains valid until its expiry date, but renewal will not be possible unless you replace the qualifying property before renewal time. You can sell one qualifying property and acquire another — provided the new property meets the AED 2M threshold and is registered before the existing visa expires.
The UAE has 0% personal income tax and 0% capital gains tax on property for individuals. Golden Visa holders pay no UAE tax on rental income, salaries, or property resale gains. Federal Corporate Tax of 9% (since June 2023) applies only to businesses with profits above AED 375,000 — most individual Golden Visa investors are unaffected.
Typical total per applicant is AED 6,000 to AED 10,000 — covering ICP application fee (AED 2,800–3,800), visa issuance (AED 1,000–1,500), 10-year Emirates ID (AED 2,303), medical (AED 320–720), and administrative costs. Spouse and child additions run AED 3,000–5,000 each. Express service adds AED 2,000–5,000.
Free consultation
Talk to an Oplus Golden Visa consultant
A short pre-screening call. We confirm eligibility against your property profile, sketch the timeline, and quote a flat fee. No fees for the initial review.
- Eligibility check against current ICP rules
- Documentation handled — including attestations
- ICP or GDRFA submission depending on emirate
- Family inclusion in parallel
- Renewal reminder 90 days before expiry
Sources
- Cabinet Resolution No. 65 of 2022 — Long-term residency framework (legal base of current rules)
- Federal Authority for Identity, Citizenship, Customs & Port Security (ICP) — icp.gov.ae — application portal, fees, eligibility criteria
- General Directorate of Residency & Foreigners Affairs (GDRFA Dubai) — gdrfad.gov.ae — Dubai-issued visa pathway
- Abu Dhabi Residents Office (ADRA) — adresidentsoffice.com — Abu Dhabi-issued visa pathway
- Official UAE Government Portal — u.ae — visa comparison and family inclusion rules
- Dubai Land Department (DLD) — Title Deed and Oqood verification
- Abu Dhabi Real Estate Centre (ADREC) — Abu Dhabi property registration
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