UAE Golden Visa 2026: Requirements, Cost and Ways to Qualify

The UAE Golden Visa is a long-term residence permit available to investors, entrepreneurs, skilled professionals, scientists, exceptional talents and outstanding graduates. In 2026, eligible applicants across the main categories can receive a 10-year renewable residence permit, provided they continue to meet the relevant conditions.

One of the programme's main advantages is that applicants do not need an employer or another local sponsor. A Golden Visa holder can live, work, study and invest in the UAE and may also sponsor a spouse, children and parents.

This guide explains the current Golden Visa Dubai requirements for 2026, including property and income thresholds, application costs, required documents and the practical steps to take after receiving residency.

This article was updated in September 2026 using information published by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), the General Directorate of Identity and Foreigners Affairs Dubai (GDRFA Dubai) and the Dubai Land Department (DLD). Rules and fees may change. Confirm your category through the relevant official authority or a licensed adviser before applying.

UAE Golden Visa 2026 at a glance

What is the UAE Golden Visa?

The Golden Visa is a long-term UAE residence permit. It is not a tourist visa, UAE citizenship or a separate passport. Successful applicants receive resident status and an Emirates ID, allowing them to use services available to UAE residents.

Unlike a standard employment residence visa, the Golden Visa is not tied to one employer. This gives investors, business owners, executives and experienced professionals more independence when planning their careers and lives in the UAE.

Key benefits include:

• residence for up to 10 years;
• no requirement for a local sponsor;
• the right to live, work, study and invest in the UAE;
• the ability to sponsor eligible family members;
• the ability to sponsor domestic workers under the applicable rules;
• a six-month multiple-entry permit for eligible applicants outside the UAE to complete the residence process;
• the right of sponsored family members to remain in the UAE until their permits expire if the main Golden Visa holder dies.

Who can qualify for a UAE Golden Visa in 2026?

The programme covers several categories, each with its own eligibility criteria.

Meeting one numerical threshold does not always guarantee approval. Some categories require a recommendation or nomination from the relevant government authority.

UAE Golden Visa through property investment

Property ownership remains one of the clearest routes to a Golden Visa in Dubai. In 2026, an investor may qualify for a 10-year residence permit by owning one or more properties with a combined value of at least AED 2 million.

Main property requirements

• The property must be registered in the applicant's name.
• The value of several properties may be combined.
• The total qualifying value must be at least AED 2 million.
• Property financed by an approved local bank may qualify.
• A mortgaged property requires a bank letter showing the paid amount and outstanding balance.
• The applicant's share in jointly owned property must meet the AED 2 million threshold.
• Off-plan units may qualify if they are purchased from an approved local real estate company and meet the requirements of the competent authority.
• The applicant must maintain the qualifying basis throughout the visa period.
• The applicant and sponsored family members must hold valid health insurance.

For an application through the Dubai Land Department, the main applicant must be inside the UAE. DLD normally requests a passport, electronic Title Deed, personal photograph, Emirates ID and a copy of the current residence permit, where applicable.

Can several apartments be combined for a Golden Visa?

Yes. An investor does not necessarily need to purchase one property worth AED 2 million. The threshold can be met through several qualifying properties registered in the applicant's name.

For example, an investor may own two apartments valued at AED 1.1 million and AED 900,000. Before purchasing, confirm how DLD will record the property value and ownership, particularly when a mortgage, joint ownership or an off-plan payment plan is involved.

If you are evaluating property as both a residency route and an income-producing asset, read Colife's guide to the Dubai real estate market in 2026.

Golden Visa for business and public investment investors

Property is not the only investment route. A person may also qualify through one of the following:

• a deposit of at least AED 2 million with a UAE investment fund or national bank;
• a UAE company with capital of at least AED 2 million;
• a share worth at least AED 2 million in an existing or newly established company;
• ownership of a company paying at least AED 250,000 in federal taxes annually;
• a company partnership where the applicant's share corresponds to an annual tax contribution of at least AED 250,000.

For public investment routes, the capital must belong to the applicant and must not come from a loan. Depending on the basis of the application, authorities may request bank documents, a trade licence, audited financial statements, proof of shareholding and certificates from the Federal Tax Authority.

Golden Visa for skilled professionals

A separate route is available to executives and highly skilled specialists. Under the current ICP requirements, the applicant must:

• work in a level-one or level-two occupation under the MOHRE classification;
• hold a valid UAE work permit and approved employment contract;
• have at least a bachelor's degree or equivalent qualification;
• earn at least AED 30,000 per month or the equivalent in another currency;
• hold valid health insurance for themselves and their family.

This category may include senior executives and specialists in healthcare, education, engineering, technology, science and other skilled fields. Certain professions may require degree equivalency, professional licensing or approval from a competent authority.

Golden Visa for entrepreneurs

An entrepreneur may apply through one of the recognised routes:

• ownership or partnership in a UAE-registered SME operating in an approved sector and generating annual revenue of at least AED 1 million;
• approval of the proposed venture by an accredited business incubator, the Ministry of Economy, ICP or a competent local authority;
• being a founder or co-founder of one or more ventures previously sold for a total value of at least AED 7 million.

Entrepreneurs and their sponsored family members also need valid health insurance. Depending on the case, authorities may request a trade licence, financial statements, proof of revenue, sale documentation or an approval letter from an incubator.

Other UAE Golden Visa categories

The programme may also cover:

• scientists and researchers with significant achievements;
• leading specialists in industry, advanced technology, healthcare and education;
• artists and cultural professionals;
• inventors and innovators;
• athletes and sports medicine specialists;
• digital technology professionals;
• outstanding school students and university graduates;
• humanitarian pioneers and distinguished volunteers;
• frontline professionals.

For these categories, education and experience alone may not be sufficient. Applicants may need evidence of awards, publications, recognised achievements and a recommendation from the appropriate government authority.

UAE Golden Visa cost in Dubai in 2026

The final cost depends on the category, emirate, application channel, current visa status and number of sponsored family members.

For a Dubai property investor, the Dubai Land Department currently publishes the following fee breakdown:

DLD lists a fee of AED 5,774.50 for a 10-year family residence permit and AED 318.75 to open a family sponsorship file. An additional AED 100 is charged for each sponsored person.

These figures do not include:

• the purchase price of the property;
• property registration and transaction costs;
• mortgage and banking costs;
• health insurance;
• document translation, legalisation and attestation;
• professional or intermediary fees;
• additional charges for a status change or non-standard application.

For this reason, there is no single universal Golden Visa price. Applicants should calculate the official fees and associated expenses for their specific category.

Documents for a property investor Golden Visa

A standard Dubai property application normally requires:

• a valid passport;
• a recent personal photograph in the required format;
• an electronic Title Deed or other proof of ownership;
• a Property Status Statement or another DLD document confirming the property value;
• an Emirates ID, if already issued;
• a copy of the current UAE residence permit, if applicable;
• a bank letter and NOC for mortgaged property;
• valid health insurance;
• any additional documents requested by DLD, GDRFA or ICP.

Family applications may also require attested marriage and birth certificates, passports, photographs, insurance policies and other proof of relationship. Documents issued outside the UAE may need legalisation, certified translation and attestation.

How to apply for a Golden Visa in Dubai

Step 1. Identify the right category

Compare the available routes: property, public investment, professional employment, entrepreneurship, exceptional achievements or education. Do not purchase a property solely for visa purposes until the transaction has been checked against the current eligibility rules.

Step 2. Confirm your eligibility

Property investors should verify the recorded value and ownership structure with DLD. Professionals should review their occupation, qualification, contract and salary. Business applicants should prepare their licence, financial statements and proof of capital, tax payments or revenue.

Step 3. Prepare the documents

Arrange any required translation, legalisation and attestation of degrees, marriage certificates and birth certificates in advance. If the property is mortgaged, request a bank letter using wording accepted by DLD.

Step 4. Submit the application

Depending on the category, applications may be submitted through ICP Smart Services, GDRFA Dubai, an Amer Centre or an accredited DLD service centre. Dubai property investors can apply through Golden Visa Services at Al Manara Centre and other approved channels.

Step 5. Complete the medical examination

Adult applicants must complete a medical fitness test. Once the application is approved, the residence permit and Emirates ID are issued.

Step 6. Sponsor eligible family members

After the main residence permit is issued, the holder may submit applications for a spouse, children and parents. Family fees, insurance and document-attestation costs should be calculated separately.

How long does the process take?

The Dubai Land Department lists an estimated processing time of 7 to 10 working days for a property investor. GDRFA lists an expected completion time of around five days for its investor service. The actual timeline may be longer if additional documents, bank confirmation, property valuation, certificate legalisation or corrections are required.

Allow additional time and avoid planning urgent travel until all procedures have been completed.

Golden Visa, Emirates ID and opening a bank account

After the residence process is completed, the applicant receives an Emirates ID. It is commonly used when renting a home, arranging utilities, obtaining a mobile plan and applying for banking services.

A Golden Visa provides evidence of long-term UAE residency but does not guarantee that a bank account will be opened. Each bank carries out its own compliance review and may request:

• a passport and Emirates ID;
• proof of address;
• evidence of the source of funds;
• an employment contract or company documents;
• statements from other banks;
• tax information and details of residence in other countries.

For broader financial planning after relocation, see Colife's guide to managing finances as an expat in Dubai.

Does a Golden Visa holder need Ejari?

The Golden Visa and Ejari serve different purposes. The visa establishes the right to reside in the UAE, while Ejari records a long-term Dubai tenancy contract.

If a Golden Visa holder rents an apartment on an annual lease, the agreement is normally registered through Ejari. The certificate may be required as proof of address and when arranging certain services. An owner-occupier can usually use property ownership documents and related utility records as address evidence.

Learn more in Colife's complete guide to Ejari in Dubai.

Where to live while applying for a Golden Visa

Buying property, obtaining bank letters and completing the residence process can take time. New arrivals do not always need to sign an annual tenancy immediately or purchase furniture for a temporary home.

A furnished apartment with monthly payment can be practical during the application period because it allows you to:

• move in immediately after arrival;
• avoid arranging Wi-Fi and household utilities yourself;
• test a neighbourhood before making a long-term decision;
• complete the Emirates ID and banking process at your own pace;
• avoid buying furniture for temporary accommodation.

The Colife Dubai accommodation catalogue features furnished, move-in-ready homes in popular areas. If you plan to rent for a year after receiving residency, explore long-term apartment rentals in Dubai with Ejari and flexible payment options.

You can also compare neighbourhoods in the guide to the top areas to rent in Dubai in 2026 and estimate your relocation budget with How Much Money You Need to Move to Dubai in 2026.

What to know before applying

A Golden Visa is not citizenship

It provides long-term residence, not a UAE passport. The permit remains renewable while the holder continues to meet the conditions of the relevant category.

Buying a property does not guarantee automatic approval

The property value, ownership structure, bank, developer and documents must comply with the current requirements.

Tax residency is a separate matter

Holding a Golden Visa does not by itself determine tax residency in the UAE or another country. Physical presence, centre of vital interests, income sources and other circumstances may need to be considered.

A bank account is not opened automatically

Every bank performs its own compliance checks on the customer and the source of funds.

Requirements can vary by emirate and application category

Dubai applications may involve DLD and GDRFA procedures, while ICP manages federal services. Always follow the requirements for the channel and category through which you are applying.

UAE Golden Visa FAQ

How long is the UAE Golden Visa valid in 2026?

According to the current ICP guidance, approved investors, entrepreneurs, skilled professionals and other eligible categories can receive a 10-year residence permit that is renewable while the conditions continue to be met.

How much property do I need for a Dubai Golden Visa?

The combined qualifying value of one or more properties must be at least AED 2 million.

Can I obtain a Golden Visa with a mortgaged property?

Yes. The finance arrangement must meet the relevant requirements and involve an approved local bank. A DLD application requires an NOC and a bank letter stating the amount paid and the outstanding balance.

Can an off-plan property qualify for a Golden Visa?

Yes, provided the combined value is at least AED 2 million and the units were purchased from an approved local real estate company. Confirm the specific project and documentation before buying.

Can I get a UAE Golden Visa without buying property?

Yes. Other routes include public investment, an eligible skilled profession, entrepreneurship, scientific or creative achievements, academic excellence and other recognised categories.

What salary does a skilled professional need?

For the specialised professionals category, ICP states a minimum monthly salary of AED 30,000, together with an eligible UAE employment contract, a qualifying occupation and at least a bachelor's degree or equivalent.

Can I include my family?

Yes. A Golden Visa holder may sponsor a spouse, children and parents, subject to the applicable requirements, insurance and separate fees.

Do I need to live in the UAE permanently?

The Golden Visa provides a flexible long-term status, but the holder must continue to meet the basis on which it was granted. Check the current rules for your category before spending an extended period outside the UAE.

Does a Golden Visa make it easier to open a bank account?

The Golden Visa and Emirates ID confirm resident status and may make the application process more straightforward, but the bank decides whether to open an account after completing its own checks.

Final thoughts

The UAE Golden Visa in 2026 is a practical option for people planning to live, work or invest in the Emirates over the long term. For Dubai property investors, one of the clearest routes is ownership of one or more qualifying properties worth at least AED 2 million in total. The programme is also available to eligible entrepreneurs, skilled professionals, scientists, exceptional talents and outstanding graduates.

Before applying, identify the correct category, verify the latest official requirements, calculate the full cost and prepare the documents for both the main applicant and any sponsored family members.

If you need accommodation while completing the application or after obtaining residency, browse furnished apartments with Colife Dubai. The Colife team can help you find a move-in-ready home based on your preferred area, budget and length of stay.