UAE-wide guides • 5 min read
UAE Property Golden Visa Eligibility Documents and Costs
Understand the UAE property investor Golden Residency criteria, supporting documents and route-specific fees using official ICP guidance.
Property investment may provide a route to UAE Golden Residency when the applicant and property meet the applicable conditions. The published criteria and required documents depend on the application route and can change. Buying a property does not automatically grant a visa.
This guide summarises official ICP information checked on 8 November 2026. Confirm current eligibility, documentation and costs with the authority handling your application before committing.
01What is the property investment threshold?
ICP's Golden Residency guide describes a 10-year residency category for qualifying real estate investors. It states that the investor must own one or more UAE properties with a total value of at least AED 2 million, with full ownership registered in the investor's name. It also describes a route for qualifying off-plan units of at least AED 2 million purchased from an approved local real estate company.
The authority determines eligibility and supporting evidence for the applicant. Ask how value, ownership shares and the specific property are assessed before treating any purchase as qualifying. The threshold is one eligibility condition, with approval determined through the relevant application process.
Swipe or use arrow keys to view all columns.
| Item | Confirm with the authority |
|---|---|
| Property value | Eligible value, valuation evidence and ownership share |
| Title or off-plan | Registration, approved developer and applicable route |
| Financing | Lender, mortgage and payment evidence requirements |
| Applicant | Passport, photograph, insurance and status |
| Costs | Entry, residency, ID, medical, insurance and service charges |
02Can a financed property qualify?
The ICP guide says a property may be financed through a loan from an approved local bank, subject to its stated conditions. However, the relevant service and local application channel can require specific evidence. ICP's residency permit service lists property valuation or mortgaged-title evidence among the documents for applicable categories.
Ask the authority handling your application how a mortgage, outstanding balance, payments and valuation affect your particular case. Do not assume any deposit or lender automatically satisfies every route. Obtain the bank's documents and a written explanation of the current requirement before relying on residency when choosing a property.
03What about off-plan property?
The ICP guide describes an off-plan route where qualifying units total at least AED 2 million and the purchase is from an approved local real estate company authorised by the competent local authority. Check that the named developer, project, unit and registration meet the current conditions. A sales brochure is not an eligibility decision.
Ask whether the authority requires an interim registration, valuation, payment evidence or other documents for your circumstances. Confirm the impact of construction status and any financing. If the application depends on a future handover or registration, include that timing in your plan and do not represent the residency as already approved.
04Which documents should you prepare?
The ICP real estate investor entry-permit service lists a passport, personal photograph and a letter from the real estate registration department confirming qualifying ownership. The service also lists a passport valid for at least six months and valid UAE health insurance among its conditions. The exact checklist depends on the service, applicant and current rules.
Prepare the title or relevant registration, valuation and financing documents requested by the authority. Ask about translations, attestation and family documents before submitting. Submit personal records through an official application channel and retain copies of the documents you provide.
05How much does the entry permit cost?
As checked on 8 November 2026, ICP's entry-permit service lists AED 100 application, AED 100 issuance and AED 100 smart-services fees: AED 300 for those listed items. This is the entry-permit service only, not the complete Golden Residency, Emirates ID or family cost. It may not apply in the same way to every applicant.
Additional charges can include residency issuance, identification, medical screening, insurance, valuation, translation or assistance, depending on the route and applicant. Obtain an itemised current quote from ICP or the relevant authorised channel. Do not combine unrelated fees into a claimed universal total.
ICP entry-permit service fees listed at review
| Item | Value |
|---|---|
| Application | 100 |
| Issuance | 100 |
| Smart services | 100 |
Unit: AED
06How does the application process work?
The entry-permit service describes submission through ICP's smart services or app, review of the form, attachment of documents if required, payment and receipt of the outcome. Its role is to allow an eligible investor to complete the residency process; it is not itself proof that the full residence permit has been issued.
The residency permit is a separate process and may be linked to an Emirates ID application. Ask the authority which steps apply to your current location and visa status, what medical or insurance conditions apply and how to track the application. Processing times and requirements can change.
07What about family members and continuing conditions?
ICP's Golden Residency guide describes benefits for eligible family members and health insurance requirements. Ask the authority about each dependant's eligibility, supporting documents, insurance, fees and the period of the residence permit. Do not assume the main applicant's property paperwork automatically completes a family application.
Keep property and insurance records current and ask the authority about renewal, changes in ownership or financing and any reporting obligations. Eligibility is assessed under the rules applicable at the time; a property purchase should also make financial sense independently of the visa outcome.
08Check the property itself
Residency eligibility is separate from the right to buy a specific property. Confirm the buyer's legal right, seller authority, project or title registration, purchase costs and payment instructions with the relevant land authority. Review the complete contract and financing obligations.
The Dubai property buyer guide and Abu Dhabi area guide provide location context. Neither replaces a decision by ICP, a local land authority or a lender.
09Request current information
Browse Aliyas UAE projects and contact Aliyas with your budget and intended location. Ask for current units and ownership documents, then independently confirm the Golden Residency route, value, evidence and all fees with the responsible authority.
Before publication or an application, recheck the official pages because rules and service charges can change. Obtain professional advice for a complex ownership or immigration case.
Sources
Research reviewed 8 November 2026. Publication dates and measurement periods are provided with each source.
- ICP: UAE Golden Residency guideOfficial real estate investor requirements; checked 8 November 2026
- ICP: entry permit for real estate investor residencyOfficial service, documents and entry-permit fee components; checked 8 November 2026
- ICP: issuing residency permitOfficial residency service and category-specific documents; confirm current route
Property costs, ownership and contract terms vary by home. Speak with Aliyas about the details relevant to your search.