Dubai Golden Visa Cost in 2026: Complete Fee Breakdown
Quick Answer
For a real estate investor in Dubai, the Dubai Land Department (DLD) publishes an all-in fee of AED 9,884.75 for the 10-year Golden Visa: medical examination AED 700, Emirates ID (10 years) AED 1,153, confirmation of residency permit (10 years) AED 2,856.75, DLD fees AED 4,020 and administrative fees AED 1,155. Each family member sponsored for 10 years costs a further AED 5,774.50 (plus AED 318.75 to open a family sponsorship file and AED 100 per sponsored person). Source: Dubai Land Department, “Golden Visa application – Investor” (no update date shown on the page; figures as published on 30 September 2026). The qualifying investment itself (property of AED 2M+) is not included.
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UAE Golden Visa Fees and Price Breakdown (2026 Government Costs)
Three government bodies publish Golden Visa fee schedules. Which one applies depends on the channel you use. Real estate investors in Dubai apply through DLD’s accredited Golden Visa centres, which publish a single itemised package; ICP (Federal Authority for Identity, Citizenship, Customs & Port Security) and GDRFA Dubai (General Directorate of Residency and Foreigners Affairs) publish their own residence-permit fee components. The figures below are copied from each authority’s own service page — nothing is estimated.
DLD 10-year real estate investor package
Family members (DLD): family residence permit for 10 years AED 5,774.50 per person; family sponsorship file opening AED 318.75; parents’ residence permit for 10 years AED 5,774.50 per person; DLD also notes AED 100 added for each sponsored person. DLD lists a service time of 7–10 business days. Source: Dubai Land Department, “Golden Visa application – Investor” (no update date shown on the page; figures as published on 30 September 2026).
ICP federal residence-permit fees (Golden Residence)
- Application fee: AED 100
- New Golden Residence issuance for a 10-year duration: AED 100 per year (AED 1,000 for 10 years)
- Smart service fee: AED 100
- ICP also lists a status adjustment (change of status inside the UAE) fee of AED 500 in its residence-permit schedule.
On these ICP line items alone, a new 10-year Golden Residence comes to AED 1,200 (100 + 1,000 + 100). ICP’s page does not itemise medical or Emirates ID charges in this schedule. Source: ICP, “Issuing Residency Permit” (page last updated 11 December 2024).
GDRFA Dubai golden residence permit fees (investors)
- Residence permit fee: AED 1,100
- Knowledge Dirham: AED 10; Innovation Dirham: AED 10
- Fee if applying inside the country: AED 500
- Delivery: AED 20
- GDRFA notes that the issuance fee increases by AED 100 annually whenever the residency is over two years. The permit is valid for 10 years.
Source: GDRFA Dubai, “Issuing a golden residence permit (investors)” (no update date shown on the page; figures as published on 30 September 2026).
Important notes on fees:
- The DLD package is the figure DLD publishes for real estate investors using its Golden Visa centres (the applicant must be inside the UAE, per DLD). ICP and GDRFA figures are their published components for applications made through their own channels; do not add the three schedules together.
- Health insurance is required (ICP and DLD both list valid health insurance among the documents). Premiums are set by insurers, not by the government, so they are not included above.
- Typing-centre, attestation, translation and consultancy charges are private-sector fees and are not set by any of the three authorities.
- Fees change. Check the linked official page on the day you apply.
Service and Processing Fees
On top of government fees, you'll encounter service charges from typing centers, PRO services, or consultancies. These are not government fees -- they are charges from intermediaries who process your application.
Full-Service VIP Package
A full-service Golden Visa VIP package starts from AED 16,000. This includes eligibility assessment, VIP medical and biometrics, Emirates ID processing, bank account assistance, and a dedicated account manager. No hidden fees — one price, full handling. Timeline: approval in 5-10 working days, full process completed in 2-3 weeks.
Typical service fees include:
- Typing center fees: charged per form; several forms are needed
- Document attestation: charged per document
- Translation services: charged per document (if documents aren't in Arabic/English)
- Full-service VIP package: From AED 16,000 (includes everything — medical, EID, bank assistance, dedicated manager)
Watch Out for Inflated Quotes
Some consultancies quote a single "Golden Visa cost" without separating government fees from their service charges. Always ask for an itemized breakdown. The government portion is standardized -- the service portion is where markups happen.
Total Cost by Visa Category
What differs most by category is the qualifying investment or threshold you need to meet. For fees, real estate investors in Dubai can use the DLD package; other categories pay the ICP or GDRFA residence-permit fees for the channel they apply through (see above):
| Category | Qualification Cost | Visa Processing Fees | Visa Duration |
|---|---|---|---|
| Real Estate Investor | AED 2,000,000+ property | AED 9,884.75 (DLD package) | 10 years |
| Business Investor | AED 2,000,000+ deposit or business | ICP/GDRFA schedule (see above) | 10 years |
| Entrepreneur | Approved startup / SME approval | ICP/GDRFA schedule (see above) | 10 years |
| Specialized Professional | AED 30,000+ salary or equivalent | ICP/GDRFA schedule (see above) | 10 years |
| Outstanding Student | 3.8+ GPA from top universities | ICP/GDRFA schedule (see above) | 5 years |
| Scientist / Researcher | Emirates Scientists Council approval | ICP/GDRFA schedule (see above) | 10 years |
| Humanitarian Pioneer | Distinguished humanitarian work | ICP/GDRFA schedule (see above) | 10 years |
For real estate investors, the AED 2M threshold is based on the purchase price on the title deed, not the current market value. Off-plan units can count: ICP lists one or more off-plan units with a total value of at least AED 2 million bought from an approved local real estate company authorised by the competent local authority (ICP, Golden Residency Guide, last updated 10 September 2026). The Dubai Land Department investor service page does not separately address off-plan units, so confirm the Dubai procedure with DLD before applying. One or more properties in your name can make up the AED 2M. For a Dubai property, a mortgaged property qualifies only with a bank letter showing at least AED 2 million actually paid, plus the bank's no-objection letter (Dubai Land Department, Golden Visa application – Investor (no update date shown; as published 30 September 2026)).
Golden Visa vs. Other UAE Visa Options
How does the Golden Visa stack up against other residency routes?
| Feature | Golden Visa (10yr) | Standard Residence (2yr) | Green Visa (5yr) | Freelance Visa (1-3yr) |
|---|---|---|---|---|
| Duration | 10 years | 2 years | 5 years | 1-3 years |
| Sponsor Required | No (self-sponsored) | Yes (employer) | No (self-sponsored) | Free zone sponsor |
| Absence Rule | No limit | Max 6 months | Max 6 months | Max 6 months |
| Family Sponsorship | Spouse + children (no age limit) | Spouse + children under 18 | Spouse + children under 25 | Spouse + children under 18 |
| Gov. Processing Cost | AED 9,884.75 (DLD investor package) | Varies by channel (see ICP/GDRFA) | Varies by channel (see ICP/GDRFA) | Varies by free zone and channel |
| Renewable | Yes, if still qualifying | Yes | Yes | Yes |
The Golden Visa's biggest advantages are the unlimited absence rule (you don't lose your visa if you leave the UAE for extended periods) and the ability to sponsor family members with no age limit on children. For investors who split time between countries, this is a significant benefit.
Hidden Costs Most Guides Don't Mention
The visa processing fees are only part of the picture. Here are costs that catch applicants off guard:
1. Property Valuation
If applying via real estate, you may need a valuation certificate from an approved assessor. The cost depends on the property and the valuer. GDRFA Dubai states that a valuation certificate from an office licensed by the Dubai Land Department may be accepted.
2. Document Attestation
Educational certificates, salary certificates, and other supporting documents often need attestation from the UAE Ministry of Foreign Affairs (MOFA). Each attestation is charged separately, and you may need several documents attested. Some documents also require apostille from the issuing country first.
3. Ongoing Health Insurance
Health insurance isn't a one-time cost. You must maintain valid coverage for the entire visa duration. Premiums are set by insurers and depend on age, family size and coverage, so get quotes before you budget.
4. Typing Center Fees (Multiple Visits)
Each form submission at an authorized typing center incurs a fee, and the process involves several forms and visits. Ask the centre for its fee list before you start.
5. Family Sponsorship Costs
If you're sponsoring family members, each dependent incurs separate fees. Through DLD, a 10-year family residence permit is AED 5,774.50 per person, plus AED 318.75 to open the family sponsorship file and AED 100 per sponsored person (DLD). For a spouse and two children that is AED 17,942.25 in DLD fees (3 × 5,774.50 + 318.75 + 3 × 100).
Step-by-Step Application Process
Here's the standard process for a real estate investor Golden Visa (the most common route). The timeline is typically 2-4 weeks if your documents are in order. For every eligibility category and the full document list, see our UAE Golden Visa requirements guide.
- Gather your documents -- Title deed(s), passport copy, passport-size photos, proof of property value (DLD certificate or valuation), and current visa copy (if already in UAE). Get non-UAE documents apostilled and attested.
- Apply through ICP or GDRFA -- Submit your application via the ICP smart platform (federal) or GDRFA (Dubai). You can also apply through an authorized typing center or service provider. Pay the fees for your channel (for real estate investors, the DLD package above).
- Receive your entry permit -- If approved, you'll receive an electronic entry permit. If you're already in the UAE, you'll receive a status change approval instead. This step typically takes 3-7 business days.
- Complete the medical fitness test -- Visit an approved health center for blood tests and a chest X-ray. Results are usually available within 24-48 hours. DLD’s package includes the medical examination (AED 700), performed at the centre.
- Apply for Emirates ID -- Submit biometrics (fingerprints, photo) at an ICP service center. The DLD package includes the 10-year Emirates ID (AED 1,153). Your EID card will be mailed or available for pickup in 5-10 business days.
- Obtain health insurance -- Purchase a health insurance policy that meets HAAD/DHA minimum requirements. Many applicants use the same provider their employer uses, or purchase directly from insurers like Daman, Oman Insurance, or AXA.
- Residence permit issued -- Once medical clearance and EID are confirmed, the residence permit is issued. DLD states it sends the residence permit to the applicant by email. This is the final step.
Pro Tip: Apply Online First
The ICP smart services portal (smartservices.icp.gov.ae) allows you to start the application, upload documents, and pay fees online. This reduces the number of in-person visits and speeds up processing. The GDRFA Dubai app (GDRFAD) is another option for Dubai-based applicants.
Realistic Timeline
| Step | Duration | Notes |
|---|---|---|
| Document preparation | 1-2 weeks | Longer if attestation from home country needed |
| Application submission & approval | 3-7 business days | May take longer if additional docs requested |
| Medical fitness test | 1-2 days | Walk-in available at most centers |
| Emirates ID biometrics | 1 day | Card delivery takes 5-10 additional days |
| Health insurance | Same day | Online purchase available |
| Visa stamping | 1-3 days | Electronic stamping is faster |
| Total | 2-4 weeks | With pre-prepared documents |
If you're applying from outside the UAE and need document attestation from your home country, add 2-4 additional weeks for apostille and MOFA attestation. Using an experienced service provider can significantly reduce delays from document rejections.
UAE Golden Visa Cost: Worked Examples by Profile
These examples use only the government figures published by DLD and ICP (sources in the fee section above). Health insurance, typing centres, attestation and consultancy fees are private-sector charges and are excluded.
Example 1: Solo Investor via Real Estate (AED 2M Property, DLD)
| Cost Item | Amount (AED) |
|---|---|
| Medical examination | 700 |
| Emirates ID (10 years) | 1,153 |
| Confirmation of residency permit (10 years) | 2,856.75 |
| Dubai Land Department fees | 4,020 |
| Administrative fees | 1,155 |
| Total DLD government fees | AED 9,884.75 |
| Qualifying property purchase | AED 2,000,000+ |
Example 2: Family of Four via Real Estate (DLD)
| Cost Item | Amount (AED) |
|---|---|
| Investor package (primary applicant) | 9,884.75 |
| Family sponsorship file opening | 318.75 |
| Spouse — family residence permit, 10 years | 5,774.50 |
| Child #1 — family residence permit, 10 years | 5,774.50 |
| Child #2 — family residence permit, 10 years | 5,774.50 |
| AED 100 per sponsored person (3 dependents) | 300 |
| Total DLD government fees | AED 27,827.00 |
| Qualifying property purchase | AED 2,000,000+ |
Example 3: Applying Directly Through ICP (Any Golden Category, 10 Years)
| Cost Item | Amount (AED) |
|---|---|
| Application fee | 100 |
| Golden Residence issuance, 10 years at AED 100 per year | 1,000 |
| Smart service fee | 100 |
| Status adjustment (only if changing status inside the UAE) | 500 |
| ICP residence-permit fees | AED 1,200 (AED 1,700 with status adjustment) |
The ICP schedule does not itemise medical or Emirates ID charges, so this is not an all-in figure.
Example 4: VIP Full-Service Package (Solo)
A full-service VIP package starts from AED 16,000 (a private-sector service price, not a government fee). It covers eligibility assessment, VIP medical and biometrics, Emirates ID processing, bank account assistance and a dedicated account manager, with approval typically in 5-10 working days.
The VIP route removes the friction — no typing center visits, no MOFA queues, no follow-up calls. For HNW applicants whose time is meaningfully more expensive than the package premium, this often wins.
Dubai Golden Visa Renewal Costs After 10 Years
The Golden Visa is renewable as long as you continue to meet the qualifying criteria (DLD describes the investor permit as a “10-years renewable residence permit”; GDRFA says it “can be extended if the same conditions are met”). None of the three official pages we checked publishes a separate renewal fee, so we do not quote one. Use the issuance schedules above as the current reference and confirm the fee on the official page when you renew.
Key renewal considerations:
- Continued eligibility check. For real estate investors, your AED 2M+ property must still be owned. If you've sold and not replaced, renewal will be denied (the visa simply expires).
- Salary route renewals. If you qualified via the AED 30K/month salary route, GDRFA will verify your current salary at renewal. Salary drops or job changes that reduce your monthly pay below threshold can complicate renewal.
- Family renewals are independent. Each dependent renews on their own timeline tied to their visa stamping date. Family Golden Visa renewals are not bundled into the primary applicant's renewal — each is a separate process with its own fees.
- Plan renewal 60 days before expiry. While Golden Visa lapses don't carry the same risk as standard residence visas, gaps can complicate Emirates ID, bank account, and lease arrangements.
UAE Golden Visa Cost vs. Other Golden Visa Programs
Fees and investment minimums for European golden visa programs change often and differ by route, so we do not reprint them here — check each country's official immigration authority. For the UAE, the Dubai Land Department's 10-year real estate investor package is AED 9,884.75 in government fees on a qualifying property of at least AED 2,000,000 (DLD), and GDRFA Dubai states Golden Residence holders are exempt from the 180-day residency rule (GDRFA Dubai).
For a side-by-side analysis of European programs including Portugal D7 visa and Greece, see our European Golden Visa Comparison 2026. For nationality-specific UAE Golden Visa cost questions, see UAE Golden Visa for Pakistanis, UAE Golden Visa for Americans, and UAE Golden Visa for Indians.
Frequently Asked Questions
How much does the Dubai Golden Visa cost in 2026?
For a real estate investor applying through the Dubai Land Department, the published 10-year Golden Visa fee is AED 9,884.75: medical examination AED 700, Emirates ID (10 years) AED 1,153, confirmation of residency permit AED 2,856.75, DLD fees AED 4,020 and administrative fees AED 1,155 (DLD). Applying directly through ICP, the Golden Residence fees are AED 100 application + AED 100 per year of residence + AED 100 smart service fee, i.e. AED 1,200 for 10 years, plus AED 500 if you adjust status inside the UAE (ICP, last updated 11 December 2024). GDRFA Dubai lists a residence permit fee of AED 1,100 plus AED 10 Knowledge Dirham, AED 10 Innovation Dirham, AED 500 if inside the country and AED 20 delivery, with the issuance fee rising AED 100 a year beyond two years (GDRFA). Health insurance and private service fees are extra and are not government-set.
What is the total cost for a family of 4 to get the UAE Golden Visa?
Through DLD, a real-estate-investor family of 4 (investor + spouse + 2 children) pays AED 27,827.00 in DLD government fees: AED 9,884.75 investor package + AED 318.75 family file opening + 3 × AED 5,774.50 family residence permits + 3 × AED 100 per sponsored person (DLD). Health insurance, typing, attestation and translation are private costs on top, and the qualifying AED 2,000,000+ property purchase is separate.
How does the UAE Golden Visa cost compare to other golden visas?
The UAE’s DLD 10-year investor package is AED 9,884.75 in government fees on a property of at least AED 2,000,000 (DLD). European programs’ fees and investment minimums vary by country and route and change often, so compare them using each country’s official immigration authority. A distinctive UAE feature is that Golden Residence holders are exempt from the 180-day residency rule (GDRFA Dubai).
How much does Golden Visa renewal cost after 10 years?
None of the official ICP, GDRFA Dubai or DLD pages we checked publishes a separate Golden Visa renewal fee, so we do not quote one. DLD describes the investor permit as a “10-years renewable residence permit”, and GDRFA says it can be extended if the same conditions are met — e.g., you still own AED 2M+ in property. Use the current issuance schedules as a reference and confirm the fee on the official page when you renew.
What hidden costs catch UAE Golden Visa applicants off guard?
Five common hidden costs: (1) a property valuation certificate from a DLD-licensed office, if needed; (2) MOFA document attestation, charged per document; (3) ongoing annual health insurance — never a one-time cost; (4) typing center fees, charged per form across several visits; (5) family fees — through DLD, AED 5,774.50 per family member for a 10-year permit, plus AED 318.75 to open the family file and AED 100 per sponsored person.
How long does the UAE Golden Visa application take?
With pre-prepared documents, the full process takes 2-4 weeks: 3-7 business days for application approval, 1-2 days for medical fitness, 1 day for Emirates ID biometrics with 5-10 days for card delivery, and 1-3 days for visa stamping. Document preparation can take 1-2 additional weeks if attestation from your home country is needed. Full-service VIP packages can compress the active process to 5-10 working days post-document-readiness.
Can I get a Golden Visa with a mortgaged property?
Only if enough has been paid. The Dubai Land Department accepts a mortgaged property only with a bank letter showing at least AED 2 million actually paid, together with a no-objection letter from the bank stating the paid amount and the balance (Dubai Land Department, Golden Visa application – Investor (no update date shown; as published 30 September 2026)). The property value can come from one or more properties in your name.
Do I need to live in the UAE to maintain my Golden Visa?
No. One of the Golden Visa's key benefits is that there is no minimum stay requirement. Unlike standard 2-year residence visas (which are canceled if you leave for 6+ months), the Golden Visa remains valid regardless of how long you stay outside the UAE. This makes it ideal for international investors and professionals who split time across countries. You will, however, need to maintain valid health insurance and keep your qualifying investment (e.g., property ownership) intact throughout the visa period.
Can I sponsor my family on a Golden Visa?
Yes. Golden Visa holders can sponsor their spouse and children with no age limit on dependents (standard visas cap children at 18, or 25 for sons in education). DLD’s investor service also lists a 10-year residence permit for parents. Through DLD, each family member’s 10-year residence permit costs AED 5,774.50 (the same for parents), plus AED 318.75 to open the family sponsorship file and AED 100 per sponsored person (DLD).
Is the Golden Visa renewable after 10 years?
Yes, the Golden Visa is renewable as long as you continue to meet the qualification criteria. For real estate investors, this means you still own property worth AED 2M+. For professionals, you must still meet the salary or specialization requirements. The official pages we checked do not publish a separate renewal fee, so confirm the fee with ICP, GDRFA Dubai or DLD at renewal. There is no limit on how many times you can renew.
What happens to my Golden Visa if I sell my property?
If you sell the qualifying property and don't replace it with another property meeting the AED 2M threshold, your Golden Visa will not be renewed at the end of its term. However, it remains valid until its expiry date. If you sell and immediately purchase another qualifying property, you simply update your records. Some investors buy a replacement property before selling to avoid any gap. Alternatively, if you qualify under another category (e.g., salary-based professional), you can switch your qualification basis.
Sources
- Dubai Land Department, “Golden Visa application – Investor” (no update date shown on the page; figures as published on 30 September 2026)
- ICP, “Issuing Residency Permit” (page last updated 11 December 2024)
- GDRFA Dubai, “Issuing a golden residence permit (investors)” (no update date shown on the page; figures as published on 30 September 2026)