Dubai Golden Visa Fees After 2M AED Property Investment

A complete breakdown of all Dubai Golden Visa costs for real estate investors after purchasing property worth 2.000.000 AED / 545.000 USD or more.

This guide covers government visa fees, dependent costs, DLD charges, off-plan vs ready property expenses, and long-term ownership costs for both individual and company investors.

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2M AED Property Requirement and Golden Visa Eligibility

To qualify for the Dubai Golden Visa through real estate, an investor must own property with a minimum registered value of 2.000.000 AED / 545.000 USD.

This value is calculated based on the official registration value recorded with the Dubai Land Department, not market estimates, payment schedules, or future valuations. Only the property value itself counts toward eligibility. Government fees, taxes, registration costs, and service charges are not included in the 2M AED threshold.

Both ready (completed) and off-plan properties are eligible, provided:

Multiple properties can be combined to reach the threshold, as long as all units are registered under the same investor. Each property, however, carries its own registration and transaction costs.

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Dubai Freehold Property Map for Golden Visa Investors

This interactive Dubai map highlights designated freehold areas where foreign investors are legally allowed to purchase property and qualify for the Dubai Golden Visa through real estate investment.

It helps investors visualize eligible locations, understand connectivity to metro lines and major roads, and assess how property registration with DLD and Oqood applies across different areas.

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Golden Visa Fees for the Main Applicant

Dubai Golden Visa Fees for the Main Applicant (10-Year Visa)

After meeting the 2.000.000 AED / 545.000 USD property requirement, the main applicant must pay a series of fixed government fees to obtain the 10-year Dubai Golden Visa. These fees are standard, non-negotiable, and independent of property price above the threshold.

All fees below apply per applicant.

Medical Fitness Test (Mandatory)

Cost: 700 AED / ~190 USD

The medical test is required for all Golden Visa applicants and must be completed at an approved medical fitness center in Dubai. The visa process cannot proceed without a passed medical result.

Emirates ID Issuance (10-Year Validity)

Cost: 1.153 AED / ~315 USD

This covers the issuance of the 10-year Emirates ID, which serves as the primary identification document for residents in the UAE.

Residence Permit Issuance (10-Year Visa)

Cost: 2.856 AED / ~780 USD

This fee covers the actual issuance of the 10-year residence permit linked to the Golden Visa status.

Golden Visa Application Fee (Property Investor)

Cost: 4.020 AED / ~1.095 USD

This is the Golden Visa application and approval fee charged for real estate investors whose eligibility is verified through the Dubai Land Department.

Government Administrative Fees

Cost: 1.155 AED / ~315 USD

This includes mandatory government charges such as:
• File opening
• Processing
• Knowledge and innovation fees

Total Golden Visa Cost - Main Applicant

  • 9.884 AED
  • 2.695 USD

Investor Note:
 
These fees are paid once for a 10-year validity period
Fees are the same for:

• Individual owners
• Company-owned properties
• Single or multiple property investors

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Family Sponsorship

Family Sponsorship Costs (Spouse, Children, Parents)

Dubai Golden Visa holders can sponsor immediate family members under the same 10-year residency framework. Each dependent is processed individually, with separate government fees per person.

All costs below apply per dependent.

Entry Permit (If Applying from Outside UAE)

Cost: ~1.000 AED / ~270 USD

Required if the dependent is outside the UAE at the time of application.

If the dependent is already inside the UAE, an in-country status change fee applies instead.

Medical Fitness Test (Adults Only)

Cost: 700 AED / ~190 USD

Mandatory for adult dependents (spouse and parents).

Children are exempt from the medical test requirement.

Emirates ID Issuance (10-Year Validity)

Cost: 1.153 AED / ~315 USD

Issued for each dependent with a 10-year validity, same as the main applicant.

Residence Permit Issuance (10-Year Visa)

Cost: 2.856 AED / ~780 USD

Covers the issuance of the dependent’s 10-year residence visa.

Government Administrative & File Fees

Cost: ~1.000–1.200 AED / ~270–325 USD

Includes:
• Sponsorship file opening
• Processing fees
• Knowledge and innovation fees

Total Estimated Cost per Dependent

  • Spouse


    ~5.700–6.000 AED
    ~1.550–1.635 USD

  • Parent (each)


    ~5.700–6.000 AED
    ~1.550–1.635 USD

  • Child


    ~5.000–5.300 AED
    ~1.360–1.445 USD

Investor Note:
 
• Each family member is processed independently

• Sponsoring parents requires separate applications per parent

• These fees are not included in the main applicant’s Golden Visa cost

• Family sponsorship does not change the property eligibility requirement of 2.000.000 AED / 545.000 USD

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Individual vs Company Investor, Cost Differences Explained

From a Golden Visa fee perspective, there is no difference between individual and company investors; visa costs for the main applicant and dependents are the same, and any cost differences occur outside the visa process.

Company Ownership Additional Costs (Not Visa Fees)

  • Company registration and licensing fees
  • Annual license renewal costs
  • Accounting or audit expenses
  • Corporate bank account maintenance

These costs are business-related and do not affect:

  • Golden Visa eligibility
  • Golden Visa government fees
  • Visa duration or validity

Choose individual or company ownership based on tax structuring, asset protection, and portfolio management, not on Golden Visa cost differences, because there are none.

Important Notice

All fees and costs listed on this page are indicative and subject to change. Final amounts may vary depending on government updates, processing channels, typing centers, or service providers, and some companies may charge additional service fees beyond official costs.

If you are investing in property now, your agent should guide you through the Golden Visa process alongside the transaction. If you prefer direct guidance, you can contact me and I will help you invest correctly and obtain your Dubai Golden Visa smoothly and without unnecessary steps.

Visit Dubai Land Department (DLD) Official Website
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Frequently Asked Questions about Dubai Golden Visa Fees

What is the exact total cost of obtaining a Dubai Golden Visa after a 2M AED property investment?

For the main applicant, the total Golden Visa–related cost is approximately 9.500–10.000 AED / 2.585–2.720 USD.

This includes medical test, Emirates ID (10 years), residency issuance, and government processing fees.

Property purchase costs are separate and not included in the visa fee.

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Are Dubai Golden Visa fees different for individual investors compared to company-owned properties?

No.

Golden Visa government fees are identical for individual and company-owned properties, at around 9.500–10.000 AED / 2.585–2.720 USD per main applicant.

Any difference comes from company setup and annual licensing costs, not from the Golden Visa itself.

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Can multiple properties be combined to meet the 2.000.000 AED Golden Visa requirement, and how do fees apply?

Yes.

Multiple properties can be combined as long as all are registered under the same investor and the total registered value reaches 2.000.000 AED / 545.000 USD.

However, Dubai Land Department fees, trustee fees, and registration costs apply separately to each property.

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Do off-plan properties qualify for the Dubai Golden Visa, and what additional costs should investors expect?

Yes.

Off-plan properties qualify if purchased from DLD-approved developers and properly registered.

Additional costs may include Oqood registration (4%), developer admin fees, and prepaid service charges at handover, on top of the 9.500–10.000 AED / 2.585–2.720 USD visa cost.

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Are Dubai Land Department (DLD) fees and Oqood registration costs included in the Golden Visa requirement?

No.
The 2.000.000 AED / 545.000 USD requirement refers only to the property value, not to DLD, Oqood, or transaction fees charged by Dubai Land Department.

All registration and administrative fees are paid in addition to the qualifying amount.

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How much does it cost to sponsor a spouse, children, or parents under a Dubai Golden Visa?

Each dependent (spouse or child) costs approximately 5.700–6.000 AED / 1.550–1.635 USD for a 10-year visa.

Each parent also requires a separate visa with similar costs.

Medical tests and Emirates ID fees apply individually.

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Are there ongoing annual costs that investors must maintain to keep the Golden Visa valid?

Yes.

Although the visa itself does not renew annually, investors must continue paying service charges, maintenance, insurance, and utilities, which typically range from 10.000–40.000 AED / 2.720–10.900 USD per year, depending on the property.

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What happens to the Golden Visa if the qualifying property is sold or replaced?

The qualifying property must be retained during visa validity.

If sold, it must be replaced with another qualifying asset worth at least 2.000.000 AED / 545.000 USD.

Failure to replace the property may result in visa review or cancellation.

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Can a mortgaged property be used for Golden Visa eligibility, and are there extra fees involved?

Yes.

A mortgaged property is eligible if the investor’s paid equity equals at least 2.000.000 AED / 545.000 USD.

Additional costs may include bank NOC fees and mortgage registration charges, usually a small percentage of the loan amount.

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What are the most common cost-related mistakes that delay or block Golden Visa approval?

Common mistakes include:

• Using market value instead of DLD-registered value
• Purchasing non-freehold property
• Incomplete mortgage or Oqood documentation
• Selling the property without replacement planning
• Assuming fees are included in the 2.000.000 AED / 545.000 USD threshold

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