Summary

• Dubai Land Department, or DLD, runs the service where property investors apply for a Golden Visa residence permit.
• Your property needs a purchase value of at least AED 2 million and must be wholly owned in your name.
• You apply in person, inside the UAE, and no representative can attend for you.
• DLD lists 7–10 working days and AED 9,884.75 for the investor, before family fees.

Dubai Land Department, known as DLD, operates the service where a real estate investor applies for a renewable residence permit. You submit your documents, pay the fees, and take the medical examination at its service center. 

The Federal Authority for Identity, Citizenship, Customs and Port Security, known as ICP, runs the wider Golden Residency program.

Many investors assume the visa is handled somewhere far from the property office. In this case, DLD is the counter you visit.

If you’re still choosing a property, our UAE Golden Visa service explains how we support investors before and after the purchase.

Read more to learn more. 

What are the DLD Golden Visa requirements for property investors?

To qualify through the Dubai Land Department (DLD), you must invest in one or more UAE properties with a total purchase value of at least AED 2 million. 

The properties do not need to be paid in full. Mortgaged properties qualify provided you submit a No Objection Certificate (NOC) and an account statement from an approved UAE bank. 

The applicant must be inside the UAE, and only the applicant may attend the service center. Escorts and representatives cannot apply on your behalf.

DLD’s service page describes a 10-year renewable residence permit for real estate investors, and ICP’s Golden Residency guide also lists 10 years for investors in the UAE’s real estate sector.

How do I apply for a Golden Visa through DLD?

1. Go to a DLD service center.
2. Submit the service requirements and pay the fees.
3. Take the medical examination at the center.
4. Receive the residence permit by email.

Costs and regulations are subject to change. Confirm current figures with the relevant UAE government authority or with JSB before making decisions.

What should you check before your DLD visit?

Besides the ownership condition above, three practical points deserve a check before you leave home. A single missing item can cost you a second trip, so a few minutes of preparation pays off.

• You can attend alone, because DLD doesn’t allow escorts or representatives.
• Your bank letter states the paid amount and the balance if the property is mortgaged.
• You have a payment method ready, since DLD accepts bank transfer, credit card, and cash.

What documents does DLD require for a property Golden Visa?

DLD requires different Golden Visa documents for the investor, family members, and parents. 

As an investor, you provide your passport, your e-Certificate of Title or title deed, a personal photo, and your UAE ID and current residence permit if you have them. Family and parent applications need extra certified records.

For your family, DLD lists these documents:

• A No Objection Certificate, or NOC, from the father, notarized, if the mother is the sponsor.
• An undertaking that sons and daughters over 18 are unmarried.
• The sponsor’s original ID and passport.
• A photo that meets Federal Authority requirements.
• Health insurance, a certified marriage contract and certified birth certificates.
• An IBAN number.

For your parents, DLD lists these documents:

• The sponsor’s original ID and passport.
• A certified dependency certificate from the consulate.
• A photo that meets Federal Authority requirements.
• Health insurance and a certified birth certificate.
• An IBAN number.

DLD says you can upload supporting documents such as birth certificates, marriage certificates, and bank letters to its document storage space. Doing that early means your visit is about submitting, not searching for paperwork.

How much does the DLD Golden Visa cost?

DLD lists the investor’s 10-year Golden Visa total at AED 9,884.75, which covers the medical examination, Emirates ID, permit confirmation, DLD fees, and administrative fees. 

Family and parent permits carry separate fees on the same service. The figures below reflect the DLD as reviewed on 12 October 2026.

Costs and regulations are subject to change. Confirm current figures with the relevant UAE government authority or with JSB before making decisions.

Can I get a Golden Visa on a mortgaged or off-plan property?

Yes. The Dubai Land Department (DLD) explicitly accepts completed cash purchases, mortgaged properties, and off-plan investments for the 10-year Golden Visa.

The standard equity threshold has been removed: as long as the total purchase price on the contract or title deed is at least AED 2 million, the investment qualifies. 

The application process varies only by the type of documentation you need to prepare based on your property status.

Can I sponsor my family and parents through DLD?

DLD lets you sponsor your spouse, children, and parents on your Golden Visa. Children over 18 need an undertaking that they’re unmarried, and parents need a consulate-certified dependency certificate. DLD’s document lists set the rules, and you attach certified birth and marriage records.

• Spouse and children join your Golden Visa with a certified marriage contract and birth certificates.
• Sons and daughters over 18 need an undertaking that they’re not married.
• Parents need a certified dependency certificate from the consulate.
• DLD lists an added AED 100 for each sponsored person.

Gaurav Keswani explained the dependency idea on Talk 100.3 FM: 

“I can certainly say yes, you can get across. However, they have to be dependent on you. It is not like we are just declaring them as a dependent. They have to declare that they are single and that they are completely dependent on the primary applicant. Then they can certainly apply as a dependent.“

Reviewer Paul Barrett, Google Reviews: 

“They provided an excellent service. I got my golden visa through this company, along with adding my family to it, in a really efficient manner.“

Frequently Asked Questions

1. Does the Dubai Land Department issue the Golden Visa itself?

No. DLD operates the investor application service, receives your documents and fees, and lists the Federal Authority, DHA, and insurance companies as third parties. ICP runs the wider Golden Residency program, so the final decision on your residence permit sits with the authorities, not with DLD alone.

2. Can I apply for the DLD Golden Visa from outside the UAE?

No. DLD’s service terms say the applicant must be inside the UAE. ICP separately describes a six-month, multiple-entry entry visa for eligible Golden Residency applicants outside the country, renewable for six months. Check your eligibility with ICP before you book a flight.

3. Can an agent or relative apply for me?

No. DLD states that only the applicant attends, and escorts or representatives can’t apply on your behalf. 

You can gather your paperwork in advance and upload supporting files to DLD’s document storage space, but you complete the visit yourself. Having your paperwork ready makes that single visit straightforward.

4. How long does the DLD Golden Visa take?

DLD lists a service time of 7–10 working days for the investor application. That timeline runs after you submit the requirements and pay the fees. Authority processing times can vary, so confirm the current timeline with DLD before you plan travel or relocation.

5. Can several properties add up to AED 2 million?

Yes. DLD’s service terms refer to one or more properties, and the AED 2 million purchase value applies at the time of purchase. 

Every property must be wholly owned by you and registered in your name. Bring the title deed or e-Certificate of Title for each property when you visit DLD.

6. Does a mortgaged property still qualify?

DLD asks for a bank letter, and it describes that letter two ways. The service description refers to a letter showing AED 2 million paid, and the service terms refer to a no-objection letter stating the paid amount and the balance. Ask your bank which wording DLD currently expects.

7. How much does the DLD Golden Visa cost?

DLD lists AED 9,884.75 for the investor’s 10-year permit. That covers the medical examination, Emirates ID, permit confirmation, DLD fees, and administrative fees. Family and parent permits carry separate fees, and DLD lists extra charges for each sponsored person, so ask DLD for a family total.

8. How many years is the Golden Visa valid for?

DLD describes a 10-year renewable residence permit, and ICP’s Golden Residency guide lists 10 years for real estate investors. Your approval document shows the exact validity term, so check it when you receive it.

Costs and regulations are subject to change. Confirm current figures with the relevant UAE government authority or with JSB before making decisions.

Reviewed by Gaurav Keswani, Founder, JSB Incorporation.

Gaurav Keswani is the Founder of JSB Incorporation, a Dubai-based business setup and immigration consultancy. He appeared on Talk 100.3 FM answering live listener questions on UAE Golden Visa eligibility, citing GDRFA and ICP guidelines directly on air. JSB Incorporation handles documentation preparation and application coordination; all visa and license decisions rest with the relevant UAE government authorities—GDRFA, ICP, DET, and DLD.

Book Your UAE Golden Visa Consultation

Book a consultation with JSB for your UAE Golden Visa as a property investor. 

We review your title deed or purchase plan, your bank letter wording and your family documents, then prepare and coordinate your investor residence visa application. 

Our consultation also covers timelines and the documents DLD lists for your spouse, children, and parents. We handle documentation and coordination, while DLD, ICP, and the other authorities make every decision. 

Book your consultation here.

Also Read:

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How to Legally Secure a UAE Golden Visa Through Property Investment (2026 Step-by-Step Guide)

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UAE Golden Visa vs. Investor Visa: Which Is Better for a Long-Term Stay?