Your Golden Visa through property, step by step.
Owning property in Dubai can open the way to ten years of residence, for you and your family. Threshold, conditions, steps, fees: everything Dubai's GDRFA and the official UAE portal publish, gathered in one guide. And, in all honesty, the points the texts leave open.
- AED 2M (≈ EUR 493k)
- minimum value of the property or properties
- 10 years
- duration shown by GDRFA Dubai and ICP
- AED 1,100 (≈ EUR 271)
- residence permit fee (GDRFA)
- 5 days
- stated processing time (GDRFA)
Written by the SwissPro360 team
The conditions, point by point
GDRFA Dubai service “Golden residence permit (investors)”, real estate investor category.
| Point | What the official source says |
|---|---|
| Minimum value | One or more properties worth at least AED 2,000,000 (≈ EUR 493,000) in total. |
| Proof of value | A property status statement from the Dubai Land Department; a valuation certificate from a DLD-licensed office may be accepted. |
| Joint ownership | Your own share must be worth at least AED 2,000,000 (≈ EUR 493,000). |
| Mortgaged property | Accepted: GDRFA states that all property types are included. The documents to obtain from your bank are confirmed with the bank and GDRFA. |
| Lien on the property | A lien is registered on the property under DLD procedures for the permit's validity; the property cannot be disposed of during that period. |
| Means | The holder must be able to support themselves and their family without government aid. |
| Duration | 10 years, renewable if the conditions are still met (GDRFA Dubai). |
To be confirmed · Duration: the GDRFA Dubai service page and ICP's “Golden Residency” guide state 10 years. The category table on the federal u.ae portal (updated 28/07/2026) reads “5 years (real estate investments)”. The authority sets the duration granted, at the time of your application.
To be confirmed · Off-plan purchases: ICP's “Golden Residency” guide accepts them. You need one or more off-plan units worth at least AED 2,000,000 (≈ EUR 493,000) in total. They must be bought from an approved local real estate company authorised by the competent local authority. The same guide accepts a property financed by a loan, if the financing comes from an approved local bank. Payment schedule and amount already paid are not specified there: have them confirmed by the DLD or GDRFA before you commit.
Family and time outside the UAE
- You can sponsor family members, “including spouses and children”, the u.ae portal states.
- You can stay outside the UAE beyond the usual six months without losing your visa (u.ae). GDRFA adds that the residence is cancelled only if it expires while you are abroad.
- No local employer or sponsor to find: the visa is self-sponsored (u.ae).
To be confirmed · Age limit for children, parents, domestic staff: these points, which the pages consulted do not specify for the property category, are checked with ICP or GDRFA.
The steps, in order
- 1Check the property: status and value with the Dubai Land Department (the DLD website's “Property Status” service or the Dubai REST app).
- 2Gather the documents GDRFA asks of a real estate investor: passport copy and proof of ownership. It covers one or more properties worth at least AED 2,000,000 (≈ EUR 493,000) (DLD status statement).
- 3File the application: in Dubai, GDRFA routes these files to accredited centres (Al Tarash, Gulf Vision, Golden Cube, Al Yalayis, AGS H). For the other emirates, the u.ae portal points to ICP's services, which include an eligibility checker.
- 4The DLD registers the lien on the property, then the permit is issued: GDRFA states a processing time of 5 days.
Meeting the published conditions is the starting point; issuing the visa remains the authority's decision.
Official fees shown (GDRFA Dubai)
| Item | Amount |
|---|---|
| Residence permit | AED 1,100 (≈ EUR 271) |
| Knowledge Dirham | AED 10 (≈ EUR 2) |
| Innovation Dirham | AED 10 (≈ EUR 2) |
| Issuance from inside the country | AED 500 (≈ EUR 123) |
| Delivery | AED 20 (≈ EUR 5) |
According to the same page, the issuance fee rises by AED 100 (≈ EUR 25) for each year beyond two years of residence.
To be confirmed · Also budget for the other costs along the way, not in this table (medical test, Emirates ID, service centre fees, DLD statement, lien registration): each body confirms its own amount.
What the Golden Visa does not change
- It is a long-term residence permit (u.ae: “long-term, renewable residence visa”), not citizenship.
- On its own, it does not end French tax residence. In France, tax domicile is set by the criteria of article 4 B of the French tax code (BOFiP BOI-IR-CHAMP-10). They are home or main place of stay, professional activity and centre of economic interests. A foreign visa is not one of them.
- The France–UAE tax treaty covers a specific case (article 19, paragraph 2; not applicable to UAE citizens). It concerns a person resident or established in the UAE. If that person remains tax-domiciled in France under French law, France keeps its right to tax that person's income.
- It does not change how your property is taxed in your country of residence (Switzerland, Belgium, France…): see the tax guide.
Frequently asked questions
How much property is needed for the Golden Visa in Dubai?
According to GDRFA Dubai (page checked 11/11/2026), you need one or more properties. Their total value must be at least AED 2,000,000 (≈ EUR 493,000). Proof: a Dubai Land Department property status statement or, where applicable, a valuation certificate from a DLD-licensed office.
Does a property bought with a mortgage count?
Yes, according to the GDRFA Dubai page, which accepts mortgaged property. ICP's “Golden Residency” guide also accepts it, if the financing comes from an approved local bank. The documents the bank must provide and the value retained are confirmed with GDRFA and your bank.
And an off-plan property?
Yes, according to ICP's “Golden Residency” guide, checked 11/11/2026. You need one or more off-plan units worth at least AED 2,000,000 (≈ EUR 493,000) in total. They must be bought from an approved local real estate company authorised by the competent local authority. The payment schedule is not specified there: have it confirmed by the Dubai Land Department or GDRFA before buying.
How long does the property Golden Visa last?
The GDRFA Dubai service page states 10 years, renewable if the conditions are still met. ICP's “Golden Residency” guide also states 10 years. The federal u.ae portal's table states 5 years for real estate investments. The authority sets the duration granted when you apply.
Does the Golden Visa make me non-resident for French tax?
Not on its own. French tax residence depends on the article 4 B criteria of the French tax code (home or main stay, professional activity, centre of economic interests). In case of dual residence, it also depends on article 4 of the France–UAE treaty. A tax advisor will analyse it for your situation.
Official sources
Each source was opened on 31/10/2026. The official text prevails.
- GDRFA Dubai — Issuing a golden residence permit (investors), consulté le 11/11/2026
AED 2,000,000 (≈ EUR 493,000) threshold, DLD status statement, jointly owned share, mortgaged property accepted, lien, 10-year duration, fees, 5-day processing, accredited centres, 180-day rule.
- u.ae — Golden visa (updated 28 Jul 2026), consulté le 11/11/2026
Long-term renewable visa, self-sponsored, sponsorship of spouse and children, stays abroad beyond six months, table stating 5 years for property, links to ICP and GDRFA.
- ICP — Golden Residence
Residence of 5 to 10 years depending on the category, eligibility checker; no property-specific detail.
- ICP — Golden Residency Guide (mis à jour le 10/09/2026), consulté le 11/11/2026
Real estate investors: 10 years. One or more properties worth at least AED 2,000,000 (≈ EUR 493,000), financing accepted if from an approved local bank. Or off-plan units worth at least AED 2,000,000 (≈ EUR 493,000), bought from an approved local real estate company.
- Dubai Land Department — Property Status
Property status enquiry service.
- BOFiP — BOI-IR-CHAMP-10 (domicile fiscal, articles 4 A et 4 B du CGI)
Criteria of French tax domicile; precedence of tax treaties.
- impots.gouv.fr — Convention fiscale France–Émirats arabes unis (19/07/1989, avenant 1993)
Article 4 (residence) and article 19, paragraph 2 (person domiciled in France under French law).
Checklist: buying in Dubai from France, Switzerland, Belgium or Canada
A checklist to print or keep on your phone throughout your project. Free, sent by email once your address is confirmed. (12-page PDF, in French)
A question about your case?
A RERA-licensed advisor goes through these points with you and points you to the right lawyer, bank or tax advisor.