Property for a Golden Visa in Dubai

From purchase to visa, step by step

The route from buying a property to a completed Golden Visa has a few clear stages. We handle the formalities with you and with trusted partners, so that you don't wander between offices.

Below is the whole order of steps. It means you know from the outset what to expect and when.

1. Purchase and registration of ownership at the Dubai Land Department.
2. A certified DLD valuation of the property, confirming the AED 2 million threshold.
3. With a mortgage: an NOC from the bank and registration of the charge on the deed.
4. Submitting the Golden Visa application.
5. A medical examination and issue of the Emirates ID.
6. Issue of the 10-year visa, with the option to include the family.

When you know the steps in advance, the whole process becomes predictable and calm. Let's walk this route together, from purchase and DLD valuation through to the Emirates ID.

Common misunderstandings

A great deal of conflicting information circulates around the Golden Visa. Some of it discourages buyers for no reason, some gives false hope.

Here are four misunderstandings we correct most often. When you base a decision on facts, it is easier to plan a purchase for the visa.

• You don't have to live in Dubai permanently. The Golden Visa does not lapse while you are abroad.
• What counts is the certified DLD valuation, not the asking price or the figure on the contract.
• A mortgage does not rule you out. From February 2026 a mortgaged property qualifies on the DLD valuation.
• You don't need one expensive property. You can reach the threshold with several homes combined.

A decision based on facts rather than rumour protects you from a mistaken purchase. Tell us your situation and we'll clear up any doubts over the threshold, the mortgage and the valuation on the specifics.

Keeping the visa and selling the property

The Golden Visa is tied to the property that gave you the qualification. As long as you hold it, the status stays valid for the full ten years.

A sale does not cancel the visa at once. You then have a window to buy again, before the authority reviews your status.

• After a sale you have 90 days to buy another property worth from AED 2 million, to keep the visa without a break.
• If you don't restore the threshold in that time, the ICP authority may withdraw the visa, and a new application starts from scratch.
• Where the new property does not reach AED 2 million, a move to a 2-year investor visa is possible, rather than losing residency.
• As long as you hold a qualifying property, you don't need to renew the status before the ten years are up.

When planning a sale, it is worth lining up the next purchase in advance, to fit within the 90 days. Tell us your plans and we'll arrange the sale and the repurchase so that the visa runs without a break.

How long the process takes and what the cost covers

Once the purchase is registered, the visa route itself is shorter than many people think. It consists of a few official stages that follow one after another.

The cost of the process is separate from the price of the property and from the DLD transfer fee of 4%. It covers the valuation, the application, the examinations and issuing the document.

• Verifying the title deed, or the Oqood document for off-plan, usually takes 1 to 3 days.
• A certified DLD valuation takes around 3 to 5 days.
• The medical examination includes a blood test and a chest X-ray, with the result usually in 24 to 48 hours.
• Dubai's official service quotes around 7 to 10 working days for a complete application; in practice it can be up to around 21 days.
• The cost of the process is usually a few thousand AED per applicant, covering the valuation, the ICP application, the examination, the Emirates ID and affixing the visa.

When you know the order of stages and the cost ranges, it is easier to plan the time and budget beyond the purchase price alone. We'll set out these costs and timings for your specific property.