The main cost of a property based United Arab Emirates Golden Visa is the qualifying property itself, which remains your asset. Government and service fees are modest by comparison.
Information, not advice. Figures are indicative and current as of June 2026. Always confirm the present rules with the official program authority and a licensed professional before you act.
The headline real estate route references property with a total value of at least AED 2 million, certified by the relevant emirate land department. This is an eligibility threshold, not a fee, and the property stays your asset. As of February 2026 the earlier requirement to have paid a set portion up front was removed, and mortgaged or off plan property can count if the certified value reaches the threshold. Confirm the current rule with the official authority.
Government and processing fees for the property route are far smaller than the investment. Reported figures put the property route total in the region of AED 10,000, made up of items such as the medical examination, the Emirates ID for the visa term, the residency confirmation, land department fees and administrative charges. Exact amounts depend on the emirate and the route. Confirm the current schedule with the ICP or the relevant land department.
If you use a service provider, budget for their fee on top of the government charges. Costs vary by provider and by whether you also need property purchase support, document attestation, translation or medical insurance arrangement. Learn how to compare providers rather than relying on a single quote.
For a property route applicant the budget is the qualifying property value plus a few thousand dirhams of government fees, any insurance, and any service fee you choose to pay. Because the property is an asset rather than a sunk cost, the true outlay is the fees and carrying costs. Confirm each line with the official authority.
| Item | Indicative amount | Notes |
|---|---|---|
| Qualifying property value | At least AED 2 million | Eligibility threshold, remains your asset |
| Government and processing fees, property route | In the region of AED 10,000 | Varies by emirate and route, confirm the current figure |
| Visa term | 10 years, renewable | Subject to continued eligibility |
Figures are indicative and current as of June 2026. Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) publishes the binding detail. Verify before you act.
No. It is the qualifying property value, certified by the relevant land department. The property remains your asset. The actual fees are separate and much smaller.
Reported figures put the property route government and processing fees in the region of AED 10,000, covering items such as the medical test, Emirates ID, residency confirmation and land department charges. Confirm the current schedule with the ICP.
As of 2026, mortgaged and off plan property can count toward the AED 2 million route if the certified value reaches the threshold and the required bank or developer letter is provided. Confirm with the land department.
Information, not advice. Figures are indicative and current as of June 2026. Always confirm the present rules with the official program authority and a licensed professional before you act.
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