The UAE Golden Visa is quoted as an AED 2 million programme, and that figure is real — but a February 2026 rule change altered how you can reach it, and the headline leaves out the transaction fees and ongoing service charges. Here is the all-in picture.
The UAE Golden Visa routes, and what they cost
| Route | Amount | Note |
|---|---|---|
| Real estate | AED 2,000,000 | DLD title-deed value. Off-plan and mortgaged now qualify; multiple deeds can be combined. |
| Fixed bank deposit | AED 2,000,000 | Locked for at least 2 years with a UAE-licensed bank. |
| Business / company share | AED 2,000,000 | Share in a UAE-incorporated company, certified by an accredited audit firm. |
| Talent / skilled professional | AED 0 capital | Doctors, scientists, creatives, athletes, or salary from AED 30,000/month. |
The AED 2M valuation: title-deed value, not market price
What qualifies is the Dubai Land Department title-deed value, not the price you negotiated or the market estimate. Multiple title deeds can be aggregated to reach AED 2 million, and that can mix ready and off-plan units — but it's the combined DLD value that counts, so confirm the registered figures rather than the asking prices.
After February 2026: off-plan, mortgaged and combined properties
The biggest recent change is that the old 50% down-payment requirement is gone. Now only the total property value must reach AED 2 million, whatever the payment schedule. Off-plan units from DLD-approved developers qualify, and mortgaged units qualify with a lender No-Objection Certificate, with non-residents typically getting 50–70% loan-to-value. That opens the route to buyers who couldn't previously commit AED 1 million in cash up front.
The fees on a UAE property purchase
Budget on top of the AED 2 million:
- 4% Dubai Land Department transfer fee
- ~2% real-estate agency commission
- Visa-stage government fees of roughly AED 9,900 for a Dubai property investor
- Mortgage registration and bank fees, if financing
The recurring UAE Golden Visa costs nobody quotes
There's no income tax and no annual property tax, but owned property carries service charges and maintenance, billed per square foot and varying widely by building, plus a housing fee in some emirates. There is no tax on rental income for individuals. These running costs are modest relative to the investment but should be in the model, especially for a building with high service charges.
Assuming the UAE Golden Visa still needs AED 2 million paid upfront, or budgeting only the purchase price. The 50% down-payment rule ended on 20 February 2026 — mortgaged and off-plan units qualify now. And the AED 2 million is assessed on DLD title-deed value, with the 4% transfer fee, agency commission, visa fees and building service charges all on top of the sticker.
So what does the UAE Golden Visa really cost, all in?
On the property route, plan for AED 2 million in (recoverable) real estate plus roughly 6–7% in transaction fees and ~AED 9,900 in visa fees — about AED 2.13 million all-in before financing. The property is an asset you can sell, and with no income or capital-gains tax for individuals the ongoing cost is mainly service charges. The skilled and talent routes cost only the visa fees, with no capital at all.
United Arab Emirates golden visa cost calculator
Set route + household for an indicative all-in — investment plus the fees most quotes leave out.
- Qualifying investment (AED 2M Dubai property)
- $545,000 recoverable
- Government, legal & transaction fees
- $21,800–$54,500
Indicative estimate, not a quote. Built from United Arab Emirates's published minimum plus typical fees, shown in USD.
FAQs
How much does the UAE Golden Visa cost in 2026?+
The UAE Golden Visa investor entry is AED 2 million (about $545,000) in property, an accredited fund, or a business.
- •On a property purchase, add the 4% DLD transfer fee and around 2% agency commission.
- •Visa-stage government fees are roughly AED 9,900 for a Dubai property investor.
- •The talent and skilled routes need no capital, only credentials or an AED 30,000 salary.
Do I still have to pay AED 2 million upfront for the UAE Golden Visa?+
No — that changed on 20 February 2026.
- •Only the total property value must reach AED 2 million, regardless of the payment schedule.
- •Off-plan units (from DLD-approved developers) and mortgaged units now qualify.
- •A mortgaged property needs a lender No-Objection Certificate; non-residents usually get 50–70% loan-to-value.
Can I combine several properties for the UAE Golden Visa AED 2 million threshold?+
Yes — the UAE Golden Visa allows aggregation.
- •The Dubai Land Department lets multiple title deeds be combined to reach AED 2 million.
- •This can mix ready and off-plan units.
- •The combined DLD title-deed value, not market price, is what counts.
Are there ongoing costs after I buy for the UAE Golden Visa?+
Yes, though there's no income or property tax.
- •Owned property carries service charges and maintenance, billed per square foot and varying by building.
- •Some emirates levy a housing fee.
- •There's no annual property tax and no tax on rental income for individuals.