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UAE Golden Visa real estate: homes and rules by emirate
A home on the Gulf coast between Abu Dhabi and Dubai and, at AED 2,000,000 or more, a 10-year Golden Residency for your family.
Answer and evidence
Which properties qualify for the UAE Golden Visa?
Property worth at least AED 2,000,000 in total, in one or more units registered in your name. Completed homes qualify, and so do off-plan units bought from an approved developer; in Abu Dhabi an off-plan unit counts only once AED 2,000,000 has been paid to the developer.
With a mortgage, Abu Dhabi and Dubai both require your own paid-in money to reach AED 2,000,000. The 10-year Golden Residency covers your spouse, children and parents, and you keep the property for as long as you hold the residence.
- 01Property worth at least AED 2,000,000 in total, in one or more units, fully registered in the investor's nameICP: Golden Residency guideOFFICIAL17 October 2026
- 02Off-plan from an approved developer; in Abu Dhabi only once AED 2,000,000 has been paid to the developer; with a mortgage, your own paid-in money must reach AED 2,000,000 in Abu Dhabi and in DubaiAbu Dhabi Residents OfficeOFFICIAL17 October 2026
- 03No fixed holding period: the property is kept for as long as the residence is held, with a lien registered in DubaiGDRFA DubaiOFFICIAL17 October 2026
- 04Spouse, children and parents can be sponsored on the same investmentICP: Golden Residency guideOFFICIAL17 October 2026
- 05Federal fees of AED 1,200 for the residence permit and AED 1,100 for the Emirates ID per person for 10 years; Dubai property applications through the Land Department cost AED 9,884.75 for the main applicantDubai Land DepartmentOFFICIAL17 October 2026
- 06Golden Residency holders are exempt from the 180-day absence rule for ordinary residence visasGDRFA DubaiOFFICIAL17 October 2026
What the Golden Residency costs your family
How much does the UAE Golden Visa cost through property?
The UAE Golden Visa costs AED 2,300 per person for 10 years in federal ICP fees in Abu Dhabi, on top of the AED 2,000,000 property. Dubai property applications go through the Land Department instead, and registering the purchase costs 2% of the price in Abu Dhabi and 4% in Dubai, so budget for it early.
| Minimum property value | AED 2,000,000 |
|---|---|
| Residence permit, 10 years | AED 1,200 |
| Emirates ID, 10 years | AED 1,100 |
| Indicative total | AED 2,002,300 |
Federal ICP fees per person for 10 years, as of 17 October 2026, which apply in Abu Dhabi. Excludes the medical test, health insurance, the in-country status change and the purchase registration fee, which your specialist confirms for your case.
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Which properties qualify
UAE property buyers choose a residence route by budget and completion status. The AED 2,000,000 threshold opens the 10-year Golden Residency, while a completed home below it can support the federal property-owner residence, which also depends on your income or solvency. An off-plan unit before handover can use only the Golden Residency route.
| Route | Minimum | Conditions |
|---|---|---|
| 10-year Golden Residency | AED 2,000,000 | Completed, or off-plan from an approved developer (in Abu Dhabi, AED 2,000,000 paid to the developer); with a mortgage, your own paid-in money must reach AED 2,000,000 |
| Property-owner residence | No minimum value | Completed home owned outright, with a monthly income of AED 10,000 or proof of solvency; not available off-plan |
ICP Golden Residency guide, Abu Dhabi Residents Office and the ICP property-owner service. Off-plan rules differ by emirate.
1 property · Homes in the UAE, each with a residence verdict
Which homes in the UAE qualify for the Golden Visa?
UAE Golden Visa eligibility for each home on this page is checked against its price, its completion status and the rules of its emirate. An off-plan unit in Abu Dhabi counts only once AED 2,000,000 has been paid to the developer, so the payment plan decides when you can apply. Ask us about homes elsewhere.
No residences match this filter.
Ghantoot, between Abu Dhabi and Dubai
Where can you buy property for the UAE Golden Visa?
UAE Golden Visa property can be in any emirate, because the AED 2,000,000 threshold is the same across the country. Fees, registration costs and off-plan rules differ by emirate, so location changes your budget and timing rather than the minimum. Our current listing stands at Ghantoot, on the coast between Abu Dhabi and Dubai.
Ghantoot lies on the coast where the emirates of Abu Dhabi and Dubai meet, roughly midway between the two cities. ORA Developers is building BAYN there, a waterfront community with a beachfront and a marina.
- Ghantoot, Abu Dhabi
From first viewing to residence card
How do you get a UAE Golden Visa by buying property?
A UAE Golden Visa through property follows five stages: choosing a home, reserving and paying, reaching the AED 2,000,000 threshold, applying with the medical test and biometrics, then receiving the residence. The Dubai Land Department states 7-10 business days for a complete file, and no official end-to-end time is published for the whole process.
- Choose a property
We shortlist homes that meet the criteria for your budget and confirm the developer's approval, the payment plan and the rules of the emirate.
- Reserve and pay
You sign the sale and purchase agreement and pay on the developer's schedule. In Abu Dhabi the unit is registered on DARI, with a registration fee of 2% of the price; in Dubai, registration costs 4%.
- Reach the minimum
For an off-plan unit in Abu Dhabi, the application can be made once AED 2,000,000 has been paid to the developer. A completed home qualifies once it is registered in your name.
- Apply
The application, with the medical test, health insurance and Emirates ID biometrics, is filed with ICP or, in Dubai, with the Land Department, which states 7-10 business days for a complete file.
- Residence and renewal
The residence runs for 10 years and renews while the conditions are met, with no 180-day absence limit. Holiday letting in Abu Dhabi needs a DCT licence.
The UAE, beyond the paperwork
What does the UAE Golden Visa mean for living in the Emirates?
The UAE Golden Visa gives your family a 10-year renewable residence with no 180-day absence limit, so you can spend long periods abroad without losing it. You can sponsor your spouse, children and parents on the same investment, and comprehensive health insurance must stay valid throughout the residence.
Between two cities
Ghantoot sits on the coastal highway between Abu Dhabi and Dubai, within reach of both cities and their international airports.
The coast
A beachfront, a marina and open green space are planned within the community, on the warm waters of the Gulf.
A residence that travels with you
Golden Residency holders are exempt from the 180-day absence rule, so the residence stays valid while you spend time abroad.
Questions
What do buyers ask most often?
UAE Golden Visa buyers ask most about the AED 2,000,000 threshold, purchase and government fees, off-plan rules, family sponsorship and time abroad. In short, the threshold is the same across the emirates, fees and off-plan rules differ between Dubai and Abu Dhabi, your family can join you, and long absences do not cancel the residence.
What is the minimum property investment for the UAE Golden Visa?
AED 2,000,000 in total property value, in one or more units registered in your name, in any emirate. Off-plan units from an approved developer count; in Abu Dhabi only once AED 2,000,000 has been paid to the developer. With a mortgage, Abu Dhabi and Dubai both require your own paid-in money to reach AED 2,000,000. In Dubai, each joint owner's share must itself be at least AED 2,000,000.
What are the fees for buying property in Dubai and Abu Dhabi?
Registering the purchase costs 4% of the price in Dubai and 2% in Abu Dhabi, registered on DARI. A Golden Visa application then adds its own government fees, and legal and mortgage costs vary with your case, so a specialist confirms the full budget before you commit.
Is there a holding period for UAE Golden Visa property?
No fixed number of years. You keep the property for as long as you hold the residence: Dubai registers a lien on it, and the conditions must still be met at renewal.
Who can apply for the UAE Golden Visa, and who can I sponsor?
Investors of any nationality, with health insurance and a medical test. Your spouse, children and parents can be sponsored on the same investment; Dubai asks for an undertaking that sons and daughters over 18 are unmarried.
What does the UAE Golden Visa cost in government fees?
Under the federal ICP schedule, which applies in Abu Dhabi, AED 1,200 for the residence permit and AED 1,100 for the Emirates ID per person for 10 years, plus AED 500 to change status inside the UAE. Dubai property applications through the Land Department cost AED 9,884.75 for the main applicant and AED 5,774.50 per family member.
Is there a UAE residence below AED 2,000,000?
For a completed home, yes: the federal property-owner residence has no minimum property value and requires a monthly income of AED 10,000 or proof of solvency. It is not available for an off-plan unit before handover.
Can I live abroad and keep the UAE Golden Visa?
Yes. Golden Residency holders are exempt from the 180-day absence rule that cancels ordinary residence visas.
Can I let the property as a holiday home?
In Abu Dhabi, only with a Department of Culture and Tourism holiday-home licence: from 1 January 2026 every unit listed on a booking platform needs one.
Does the UAE Golden Visa lead to citizenship?
No. The Golden Residency is a renewable residence permit; it does not lead to UAE citizenship.
How do I start with Mirabello Consultancy?
Book a free consultation with Mirabello Consultancy through our contact form or WhatsApp, in any of our 11 languages. A specialist reviews your family and budget, checks the developer, the payment plan and the rules of the emirate, and sets out the next steps before you commit.
Talk to a property and residency specialist
We check the developer, the payment plan, the rules of the emirate and the family file before you commit.