Jumeirah Islands, Dubai · Ellington
Ellington's two-tower release on Jumeirah Islands — 590 homes with 3.6 metre ceilings on every floor, from AED 2.16M on a 70/30 plan, handover Q4 2029.
Golden Visa Through Property in Dubai and Abu Dhabi
A home worth AED 2 million or more qualifies its owner for the UAE's 10-year Golden Visa, in Dubai and in Abu Dhabi. Off-plan homes count in both emirates. In Dubai, an off-plan buyer can apply once the down payment is made. In Abu Dhabi, the payments made to the developer need to reach AED 2 million. Below that value, Dubai offers a 2-year investor visa on property of any value. We sell at zero commission, and the developer pays us.
Fact sheet
| Visa | UAE Golden Visa, renewable |
|---|---|
| Duration | 10 years |
| Property value | AED 2 million or more, one property or several |
| Off-plan in Dubai | Eligible once the down payment is made, from an approved developer |
| Off-plan in Abu Dhabi | Eligible once AED 2 million has been paid to an approved developer |
| Mortgaged property | Eligible in both emirates, through a UAE bank |
| Family | Spouse and children in both emirates. Parents in Dubai |
| Sponsor | None needed |
| Time outside the UAE | The visa stays valid beyond six months abroad |
| Dubai fees | AED 9,884.75 for the investor |
| Dubai processing | 7 to 10 business days |
| Applies in | Dubai through the Dubai Land Department · Abu Dhabi through the Abu Dhabi Residents Office or TAMM |
Off-plan: what each emirate asks
Federal rules let an off-plan buyer qualify on a home worth AED 2 million or more. The developer must be approved by the emirate, and each emirate sets when the application can go in.
| Dubai | Abu Dhabi | |
|---|---|---|
| Property value | AED 2 million or more | AED 2 million or more |
| Developer | Approved by the Dubai Land Department | Approved in Abu Dhabi |
| When you can apply | Once the down payment is made | Once AED 2 million has been paid to the developer |
| Proof | The Oqood registration of the sale contract | The purchase agreement and proof of the payments made |
In Dubai, the Golden Visa follows the booking. A buyer who pays the down payment on an off-plan home of AED 2 million or more can apply straight away.
In Abu Dhabi, the visa follows the payments. It becomes available once the instalments paid to the developer add up to AED 2 million.
What the Golden Visa gives the holder
The visa runs for 10 years and renews on the same conditions. It needs no sponsor, and it stays valid when the holder spends more than six months outside the UAE.
The holder can sponsor a spouse and children, and domestic workers under UAE rules. If the holder dies, the family's residence permits stay valid for their full term. Applicants outside the UAE receive a six-month multiple-entry visa, renewable once for six months, to complete the process.
Every holder and family member needs valid health insurance for the life of the visa.
Our guide to buying off-plan in Dubai and Abu Dhabi sets out every step of the purchase.
Our guide to buying off-plan in Dubai as a foreigner sets out the purchase step by step.
Ask an advisor about the fees on a specific home.
Speak to an advisorWhich visa your property qualifies for
| Property | Visa | Duration | Where |
|---|---|---|---|
| AED 2 million or more | Golden Visa | 10 years | Dubai and Abu Dhabi |
| AED 1 million or more, owner aged 55 or over | Golden Visa for retirees | 5 years | Dubai |
| Any value | Property investor visa | 2 years | Dubai |
The 10-year Golden Visa suits a buyer at AED 2 million and above, in either emirate. Several properties can be combined to reach that value.
The 5-year retiree visa suits a Dubai owner aged 55 or over, with AED 1 million or more in property paid in full.
The 2-year investor visa suits any Dubai owner. A co-owner qualifies when their share is worth AED 400,000 or more.
Dubai
The Dubai Land Department runs property Golden Visa applications through its Cube service centre at Al Manara and its office at Dubai World Trade Centre. Approval takes 7 to 10 business days, and the permit is sent by email.
Who qualifies
The property must be worth AED 2 million or more at the purchase price, in the applicant's name. It can be one property or several. A co-owner qualifies when their own share is worth AED 2 million or more. A valuation from a firm licensed by the Dubai Land Department is also accepted.
A mortgaged property qualifies when the bank issues a no-objection letter showing the amount paid and the balance. The property stays registered against the visa for as long as it runs.
How it works
The applicant must be inside the UAE and attend in person. They visit the service centre, submit the documents, pay the fees and complete a medical test there.
| Documents for the investor |
|---|
| Passport |
| Title deed or e-title certificate |
| Personal photograph |
| Emirates ID, if held |
| Current residence permit, if held |
Dubai fees
| Item | AED |
|---|---|
| Medical test | 700.00 |
| Emirates ID, 10 years | 1,153.00 |
| Residence permit, 10 years | 2,856.75 |
| Dubai Land Department fee | 4,020.00 |
| Administrative fee | 1,155.00 |
| Investor total | 9,884.75 |
| Family residence permit, 10 years, per person | 5,774.50 |
| Parent residence permit, 10 years, per person | 5,774.50 |
| Family sponsorship file | 318.75 |
| Added for each sponsored person | 100.00 |
Family applications need health insurance, a certified marriage certificate, certified birth certificates and an IBAN. Parents also need a dependency certificate from their consulate.
The 2-year investor visa
A Dubai property owner can apply for a 2-year investor visa at any property value, with a co-owner's share at AED 400,000 or more. The investor fee is AED 10,212.50, and a Good Conduct Certificate from Dubai is required.
Abu Dhabi
The Abu Dhabi Golden Visa for real estate investors runs for 10 years and covers a spouse and children. UAE residents apply for their nomination through the Abu Dhabi Residents Office or the TAMM platform. Applicants living outside the UAE apply through the Abu Dhabi Investment Office.
Who qualifies
The property must have been bought for AED 2 million or more, and the owner's equity must be at least AED 2 million. A mortgage through a national bank is accepted on property worth more than AED 2 million. On a AED 5 million home, for example, the outstanding mortgage can be up to AED 3 million.
What to submit
| Ownership | Documents |
|---|---|
| Fully owned | The purchase agreement registered with the Department of Municipalities and Transport, or a Real Estate Unit Value Certificate |
| Mortgaged | A Real Estate Unit Value Certificate and a search certificate showing the property is free of any court seizure |
| Off-plan | The purchase agreement with an approved developer, and proof of at least AED 2 million paid to the developer |
Registration of an Abu Dhabi purchase is 2% of the price plus AED 450. Our guide to off-plan costs in Dubai and Abu Dhabi sets out every fee.
The homes
Our Abu Dhabi off-plan hub and our Dubai off-plan hub list every project we sell, with its prices, payment plan and handover date. Each project page shows which homes start at AED 2 million and above.
Every home at these projects is AED 2 million or more.
Dubai 24
Siora, Dubai Islands · Beyond
Beyond's first residential project inside the Siora masterplan on Dubai Islands — 678 homes across three towers, from AED 2.16M on a 10/40/50 plan, handover 2029.
Palm Jebel Ali, Dubai · Nakheel
Nakheel's 212 homes on the Spine of Palm Jebel Ali — apartments, ground-floor townhouses and two penthouses with private pools, from AED 2.5M, on a dated plan to October 2030.
Dubai Islands — Island B · Ellington
Ellington’s beachfront enclave on Dubai Islands — five residential buildings plus 11 Signature penthouses, 903 homes in Phase 1, from AED 3.01M on a 70/30 plan, handover Q2 2030.
Downtown Dubai · Arada
Arada's Downtown Dubai tower — 114 branded residences above a 101-key hotel, designed by MVRDV, from AED 3.62M on a 40/60 plan, handover 30 June 2030.
Zabeel Second, Dubai · Arada
Arada's twin towers beside DIFC, with a medical clinic, a spa and an elite gym in the podium between them. One to six bedrooms from AED 3.8M on a 40/60 plan.
Dubai Harbour, Dubai · Arada
Arada's three W-branded towers on the seafront at Dubai Harbour — 490 homes and 79 layouts, one bedrooms to Presidential Suites from AED 3.91M, a 200-metre podium pool, on a 40/60 plan dated from booking.
Trade Centre, Sheikh Zayed Road · Meraas
Meraas's 754 branded residences in two towers beside DIFC, serviced by Jumeirah — one to four bedrooms from AED 3.94M, on a dated 50/50 plan to August 2030.
Dubai Design District · Meraas
Meraas's three towers on the Dubai Canal at d3 — 557 homes, ten sky gardens, and a current release from AED 4.15M on a 75/25 plan. Handover August 2030.
Dubailand · Sobha
Sobha Realty's largest master plan: 37.5 million sq ft in Dubailand, with around half of it held as green and open space. Four bedroom townhouses, twin villas and standalone villas from AED 4.16M, on a 60/40 plan to August 2029.
The Valley, Dubai · Emaar
Emaar's three and four bedroom townhouses at The Valley, opposite the Community Centre — from AED 4.38M, with plot and built-up areas published, paid at 20% a year to 2030.
Dubai Harbour, Dubai · Sobha
Sobha's three towers on the water at Dubai Harbour — one to six bedrooms from AED 4.53M, a view named on every plan, full-floor six bedroom homes with their own pool, on a 40/60 plan to Q3 2027.
Dubai Islands · Nakheel
Bay Estate is Nakheel's gated island community on Dubai Islands, with 357 townhouses and villas and 60 plots on the water and the beach.
Al Yalayis · Emaar
Emaar's mid-sized wellness-led community of 3–5 bedroom standalone villas in Dubai's southern corridor — every villa on a freehold plot larger than the house itself.
Dubai Harbour, Dubai · H&H Development
The only low-rise address at Dubai Harbour — ground plus seven floors on the sand with a private beach, 343 apartments and two penthouses by Shamal Holding and H&H, two and three bedrooms from AED 7.17M, on a 40/60 plan to 2028.
Northeastern Crescent, Palm Jumeirah · Ellington
Ellington's second building on Palm Jumeirah, on the Northeastern Crescent — 88 homes over nine floors, ground-floor duplexes with a private pool garden, from AED 11.1M on a 70/30 plan to Q2 2027.
Athlon, Dubailand · Aldar
Aldar's Premium 5 and 6-bedroom villas at Athlon in Dubailand — from AED 13.58M on a 40/60 plan, handover 30 September 2028.
Palm Jebel Ali, Dubai · Nakheel
Nakheel's Beach and Coral villas on Frond F at Palm Jebel Ali — ten designs by four practices, five to seven bedrooms from AED 29.34M, plots to 21,944 sq ft, dated schedule to January 2030.
Gate Avenue, DIFC · H&H Development
Four aligned towers on Gate Avenue by Sir David Chipperfield, served, managed and operated by Four Seasons — 59 residences with two kitchens and a service lift of their own, from AED 34.87M on a 60/40 plan to 2029.
The Wilds, South Dubai · Aldar
The last six houses at Aldar's nature-led community beside Al Barari — five and six bedrooms from AED 39.23M, on a 50/50 plan, handover Q2 2029.
Palm Jumeirah, Dubai · Omniyat
Three towers by Foster + Partners at the apex of the Palm Jumeirah crescent, managed by Dorchester Collection — four bedroom residences from AED 57.23M, a 150 metre resident-only beach club, handover Q4 2026.
Abu Dhabi 12
Saadiyat Island, Abu Dhabi · Alain Properties
ALAIN Properties' 121 furnished homes on Saadiyat Island — one, two and three bedrooms in a single block of six floors above a podium, from AED 2.85M on a 10/30/60 plan, handover Q2 2028.
Saadiyat Cultural District, Abu Dhabi · Aldar
Four towers inside Saadiyat Cultural District by Aldar, a kilometre from the Abrahamic Family House — 513 homes from a one bedroom to the two-floor Kanso Loft, from AED 2.95M on 5% down, handover Q4 2030.
Fahid Island, Abu Dhabi · Aldar
Aldar's 862 homes across eleven towers in the middle of Fahid Island — two and three bedroom homes from AED 4.1M, podium homes with private gardens, on a 40/60 plan to 2029.
Hudayriyat Island, Abu Dhabi · Modon
Golf-front townhomes, villas and mansions around an 18-hole Lobb + Partners course on Hudayriyat Island, Abu Dhabi. From AED 4.25M on a 40/60 plan, handover 2030.
Al Bahia, Abu Dhabi · Sobha
Sobha Realty's first master plan in Abu Dhabi: 38 million sq ft in Al Bahia, with about sixty per cent held as open and green space. Garden villas, estate villas and duplex villaments from AED 4.96M, on a 60/40 plan to December 2029.
Fahid Island, Abu Dhabi · Aldar
Aldar's wellness residences on Fahid Island, drawn by Koichi Takada — 501 homes in six towers, two and three bedroom homes from AED 6.6M, podium homes with terraces, a Clubhouse with a spa, on a dated 40/60 plan to 2029.
Fahid Island, Abu Dhabi · Aldar
Aldar's first release on Fahid Island, drawn by Koichi Takada — 464 beachfront homes in seven buildings, two bedroom duplexes and apartments from AED 6.6M, graded by water view, on a dated 40/60 plan to 2029.
Yas Island, Abu Dhabi · Aldar
Yas Riva Reserve is a gated community of 292 villas on the canal at the edge of Yas Island, built by Aldar.
Hudayriyat Island, Abu Dhabi · Modon
Villas by Modon on Hudayriyat Island in three gated clusters, each offered with a Contemporary Arabic or Modernist façade — four to six bedrooms from AED 8.7M, a quarter of the price over four years and ADIB financing for the rest, handover Q2 2031.
Ghantoot, Abu Dhabi · Ora
Beachfront villas and mansions at BAYN, ORA Developers’ coastal community at Ghantoot between Dubai and Abu Dhabi. Five to eight bedrooms, from AED 6.5M, handover Q4 2029.
Marsa Al Saadiyat, Saadiyat Island · Aldar
Aldar's first homes at Marsa Al Saadiyat — 351 standalone villas in two gated communities on Saadiyat Island, from AED 13.5M on 5% down, handing over from Q4 2029.
Saadiyat Beach, Saadiyat Island · Alain Properties
ALAIN Properties is building a gated beachfront community of 56 villas and 60 suites on Saadiyat Beach.
Golden Visa Through Property in Dubai and Abu Dhabi — Questions buyers ask
Can I get a Golden Visa by buying property in Dubai?
Yes. Property worth AED 2 million or more in Dubai qualifies its owner for a 10-year Golden Visa, renewable on the same conditions.
Can I get a Golden Visa with off-plan property?
Yes, in both emirates, when the home is bought from an approved developer and is worth AED 2 million or more. In Dubai you can apply after the down payment. In Abu Dhabi you apply once AED 2 million has been paid to the developer.
Do I need to pay AED 2 million before applying in Dubai?
No. On an off-plan home of AED 2 million or more in Dubai, the down payment is enough to apply.
What is the minimum property value for a Golden Visa?
AED 2 million for the 10-year Golden Visa. Dubai also offers a 5-year Golden Visa to owners aged 55 or over with AED 1 million in property paid in full.
Can I get a residence visa in Dubai with a property under AED 2 million?
Yes. Dubai issues a 2-year investor visa to property owners at any property value. A co-owner qualifies when their share is worth AED 400,000 or more.
Is the Abu Dhabi Golden Visa for property owners available?
Yes. The Abu Dhabi Golden Visa for real estate investors runs for 10 years. UAE residents apply for their nomination through the Abu Dhabi Residents Office.
Can I use a mortgaged property for the Golden Visa?
Yes. In Dubai the bank issues a no-objection letter showing the amount paid and the balance. In Abu Dhabi the mortgage must be with a national bank, and your equity must be at least AED 2 million.
Can I combine several properties?
Yes. Several properties in your name can be added together to reach AED 2 million.
Who can I sponsor on a property Golden Visa?
Your spouse and children in both emirates, and your parents in Dubai. Domestic workers can be sponsored under UAE rules.
How much does the Golden Visa cost in Dubai?
AED 9,884.75 for the investor, including the medical test, Emirates ID and residence permit. Each family member's 10-year permit is AED 5,774.50.
How long does it take in Dubai?
7 to 10 business days from submitting the application at the Dubai Land Department service centre.
Can I stay outside the UAE for more than six months?
Yes. The Golden Visa stays valid when the holder spends more than six months outside the UAE.
Do I need health insurance?
Yes. The holder and every sponsored family member need valid health insurance for the life of the visa.
What happens to my family if I pass away?
Their residence permits stay valid for the rest of their term.
Price your own deal
We sell in both emirates at zero commission. Send us the project and we will work out the whole bill — the percentage, the fixed fees, and the ones the tables get wrong.