UAE Golden Visa Property Calculator: Real Estate Investment Thresholds
Under Cabinet Resolution No. 65 of 2022, foreign investors qualify for a 10-year self-sponsored UAE Golden Visa by acquiring completed or off-plan properties with an aggregate value of at least 2,000,000 AED, subject to standard 4% DLD transfer fees and administrative verification.
Real Estate Investment Details
Cabinet Res. 65/2022
Threshold: 2M AED
AED
May combine multiple properties across Dubai under one investor profile.
6.5%
Eligibility & Outlay Verdict
Eligible for 10-Yr Visa
Total Upfront Capital Required
2,353,240.00 AED
Qualifies for 10-Year Real Estate Investor Golden Visa
DLD Transfer Fee (4% + AED 580)88,580.00 AED
Trustee Fee (AED 4,000 + 5% VAT)4,200.00 AED
Brokerage Commission (2% + VAT)46,200.00 AED
Golden Visa Administrative & Medical Fees9,860.00 AED
1. Statutory Foundations of the 10-Year Property Investor Visa
In accordance with Cabinet Resolution No. 65 of 2022 on the Executive Regulations of Federal Decree-Law No. 29 of 2021 regarding the Entry and Residence of Foreigners, real estate investors are entitled to secure a renewable 10-year residency visa without a local employer sponsor.
The benchmark for real estate qualification is set at an aggregate valuation of at least 2,000,000 AED. This title can consist of residential or commercial properties located within designated freehold investment zones across Dubai, Abu Dhabi, or other emirates. An investor is entitled to aggregate multiple titles (such as two one-bedroom apartments valued at 1,000,000 AED each) to satisfy the statutory threshold.
2. Removal of the Minimum Down Payment Requirement
Historically, investors purchasing mortgaged properties were required to prove a minimum cash equity contribution of at least 1,000,000 AED before immigration authorities would accept their Golden Visa application. In early 2024, the Dubai Land Department and the General Directorate of Residency and Foreigners Affairs (GDRFA) formally eliminated this restriction.
Under current legal standards, as long as the purchase price or official valuation on the Title Deed or Oqood contract meets or exceeds 2,000,000 AED, the property qualifies for the Golden Visa regardless of the mortgage equity ratio, subject to presenting a standard bank No Objection Certificate (NOC).
3. Full Accounting of Real Estate Acquisition Costs
When evaluating property acquisitions in the Emirate of Dubai, investors must account for statutory closing fees that accompany the purchase:
Dubai Land Department (DLD) Transfer Fee: 4.0% of the purchase value, plus a 580 AED administrative fee.
Registration Trustee Fee: 4,000 AED plus 5% VAT (totaling 4,200 AED) for properties valued at 500,000 AED or above.
Real Estate Agency Commission: Standard 2.0% of the asset price plus 5% VAT.
Golden Visa Processing Costs: Approximately 9,860 AED covering pre-approval nomination, entry permit, VIP medical screening, and 10-year Emirates ID card issuance.
4. Calculation Scenarios
Scenario A: Single Freehold Villa Acquisition
Purchase Price: 2,500,000 AED (Cash)
DLD Transfer Fee (4%): 100,000.00 AED + 580 AED Trustee & Broker Fees: 4,200.00 AED + 52,500.00 AED Visa Administration: 9,860.00 AED Total Outlay:2,667,140.00 AED Status: Fully Eligible for 10-Year Self-Sponsored Residency.
Scenario B: Off-Plan Apartment Portfolio
Purchase Price: 1,800,000 AED
Valuation: 1,800,000.00 AED Statutory Threshold: 2,000,000.00 AED Shortfall: -200,000.00 AED Status: Ineligible for 10-Year Golden Visa unless combined with an additional qualifying property.
5. Frequently Asked Questions
What is the minimum real estate purchase price for a 10-year UAE Golden Visa?
Under Cabinet Resolution No. 65/2022, property investors must purchase one or more real estate units with a total aggregate purchase value of at least AED 2,000,000 registered on the title deed.
Can an off-plan property qualify for the UAE Real Estate Golden Visa?
Off-plan properties qualify provided the total contractual value is at least AED 2,000,000 and the project is registered with the Dubai Land Department (DLD) through an approved master developer with Oqood registration.
Is a mortgaged property eligible for the 2 million AED UAE Golden Visa?
Mortgaged properties are fully eligible if the total registered purchase price is at least AED 2,000,000, and local banks provide an official NOC letter affirming statutory equity conditions.
What mandatory government fees are required to process a property Golden Visa?
Mandatory government processing costs include Dubai Land Department nomination fees (~AED 4,020), medical fitness examination (~AED 750), Emirates ID issuance, and visa stamping fees across the 10-year residency.
Can family members and domestic staff be sponsored under the UAE Property Golden Visa?
Under Executive Regulations, the Golden Visa holder can sponsor their spouse, children of any age without upper age restrictions, and an unlimited number of domestic support staff under valid residency contracts.
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