Dubai’s 10-Year Golden Visa: A Property Investor’s Guide

A property purchase and a longer-term life plan

For many investors, a Dubai home is part of a wider plan: spending more time here, giving their family another base or preparing for a future move. The 10-year Golden Visa can help bring those plans together.

Eligible property investors can apply for a renewable 10-year residence permit through an investment of at least AED 2 million. The property and application need to meet the relevant requirements. Rota Prime’s group consultancy can assess these alongside your purchase plans.

What does a 10-year Golden Visa offer?

Golden Residency offers long-term residence without an employer or another sponsor. ICP describes the ability to live, work, study and invest in the UAE, with family residence applications available under the programme’s rules.

For a family dividing its time between countries, a longer residence period can make school and relocation plans easier to organise. Golden Residency is a residence programme rather than citizenship. Housing, school fees, health insurance and everyday living costs remain separate parts of the family budget.

How is the AED 2 million threshold assessed?

The qualifying investment may involve one or more properties. Ownership, the applicant’s share and the value shown in the required property documents matter. Purchase costs and furniture are separate from the qualifying property value.

If you are considering two apartments or buying jointly, we can review the intended ownership structure before reservation. This helps align the property documents with the person who will apply for residency.

Can a mortgaged property qualify?

Mortgaged property is included in the official application framework. DLD’s service description refers to bank evidence of AED 2 million paid, while its conditions also request a bank no-objection letter recording the paid amount and remaining balance.

Your proposed mortgage and payment structure therefore need to be reviewed as part of your application. Our group consultancy can clarify the required bank evidence with the relevant application channel before you commit to a purchase on that basis.

Can you apply with an off-plan property?

ICP includes one or more off-plan units with a combined value of at least AED 2 million bought from an approved local real estate company. This provides a route for suitable purchases before completion.

The developer, project, payment stage and accepted registration documents determine how your particular application can proceed. We consider the residency timeline alongside the payment plan and expected handover date, so your purchase and move can be planned together.

Family applications and the documents you need

DLD’s investor document list includes a passport, title deed or electronic title certificate, photograph and existing Emirates ID or residence permit where applicable. Family applications also involve documents such as certified marriage and birth certificates and health insurance.

The document requirements for a spouse, children and parents are reviewed for the family members applying. If documents are issued abroad, attestation and translation can be organised before the application stage. You receive a list that relates to your own file rather than having to work it out from a general checklist.

Application costs and timing

At the source check on 6 October 2026, DLD listed AED 9,884.75 in investor application charges covering its medical, Emirates ID, residence and service items, with a service time of 7–10 business days. Family applications have separate charges.

These are the published service figures. The budget prepared for your file also identifies insurance, document preparation and any additional work. We keep the property purchase and residence application as separate budget lines, and plan travel or school dates around the progress of the application.

Can you spend extended periods outside the UAE?

GDRFA states that Golden Residence holders are exempt from the ordinary 180-day restriction on remaining outside the UAE. This is useful if you intend to divide your time between Dubai and another country. The permit’s validity and other requirements still apply.

Renewal and selling your property

Renewal depends on the applicable requirements continuing to be met. GDRFA publishes conditions concerning retention of the qualifying investment during the residence period.

If you later want to sell or replace the property, our group consultancy can help clarify the application procedure before the sale. Treating the residency and property plans together makes that next move easier to organise.

Choose a home that also works as an investment

Begin with when you need residency, who will apply and the total budget available. Then consider the apartment’s price, location, payment plan and rental prospects. A property should fit the way you intend to use it as well as your residence plans.

Rota Prime handles the off-plan property selection and purchase. The consultancy company within our group provides Golden Visa support. Share your investment and family plans with us, and we can work through the two parts together.