★★★★★
The team handled my parents' Golden Visa via property from start to finish. The calculator helped me budget before starting — zero surprises.
Your UAE property is your route to residency.
Three routes to UAE residency through property. Tap yours:
10YR
Golden VisaAED 2M+ property · family included
5YR
Retirement VisaAED 1M+ property · age 55+
2YR
Investor VisaNo minimum value (sole owner)
Free · No signup · Itemized in under 30 seconds
property visa estimator
Example · 10-Year Golden Visa
DLD & admin fees5,284
Immigration & visa2,710
Medical fitness320
Emirates ID1,185
Government feesAED 9,499
The process, by visa type.
All three routes are below, one after the other — Golden, then Retirement, then Investor. Tap any visa card above (or the Visa Type menu) to focus on just that visa.
Eligibility
- Property valueAED 2,000,000 or more in Dubai real estate
- OwnershipHeld in your name — a Title Deed (ready) or Oqood (off-plan)
- FamilyYour spouse and children can be sponsored on the same visa
- Several propertiesCan be added together to reach the AED 2M value
Documents Required
- 1
Title Deed or Oqood
Your proof of ownership, issued by the Dubai Land Department — a Title Deed for a ready property, or an Oqood for off-plan.
- 2
Passport copy
A clear colour copy of the main photo page, valid for at least 6 months.
- 3
Personal photo
A recent, high-resolution photo on a plain white background.
An SPA is not valid for visa applications. You need a Title Deed or Oqood issued by the DLD.
The process
1
Documents
Gather the documents above. Foreign documents are accepted digitally.
2
DLD verification
Dubai Land Department verifies the title and confirms the AED 2M threshold. Multiple properties are combined here.
3
Golden Visa application & pre-approval
Your application is submitted to immigration. The officer reviews it and, once satisfied, grants pre-approval.
4
Cancel existing visa IF ANY
Any existing UAE residency visa is cancelled before the Golden Visa is stamped.
5
Medical fitness 18+ ONLY
Fitness test at an approved medical centre — three quick stages:
5.1Medical application5.2Medical screening5.3Fitness report
6
Golden Visa issuance 🎉
Your 10-year Golden Visa is approved and stamped digitally. Welcome to long-term UAE residency!
7
Emirates ID
Filed against your new residency — three stages:
7.1ApplicationSubmitted first. At this point it's confirmed whether biometrics is required.7.2BiometricsOnly for first-time applicants aged 15+ whose fingerprints haven't been captured in the UAE before.7.3Printed & deliveredYour Emirates ID is printed and couriered to the address you gave in the application.
Family included: spouse, sons, daughters and parents — no age limit.
Total time: 7–14 working days. Renewable as long as the property is held.
Aged 55+? The Retirement route
Eligibility
- AgeYou must be 55 years or older
- Property valueAED 1,000,000 or more — judged on total value, not how much you have paid
- Several propertiesCan be combined to reach the AED 1M value
- ValidityValid 5 years, renewable while you stay 55+ and keep the property
Documents Required
- 1
Title Deed or Oqood
Your proof of ownership, issued by the Dubai Land Department — a Title Deed for a ready property, or an Oqood for off-plan.
- 2
Passport copy
A clear colour copy of the main photo page, valid for at least 6 months.
- 3
Personal photo
A recent, high-resolution photo on a plain white background.
No minimum payment required. DLD looks at total portfolio value, not how much you've paid.
The process
1
Documents
Collect the documents above. AED 1M+ portfolio (single or combined).
2
DLD verification
Dubai Land Department verifies the property and confirms the AED 1M+ threshold. Multiple properties can be combined.
3
Retirement Visa application & pre-approval
Your application is submitted to immigration. The officer reviews it — including age verification (55+) — and grants pre-approval.
4
Cancel existing visa IF ANY
Any existing UAE residency visa is cancelled before the retirement visa is stamped.
5
Medical fitness 18+ ONLY
Fitness test at an approved medical centre — three quick stages:
5.1Medical application5.2Medical screening5.3Fitness report
6
Retirement Visa issuance 🎉
Your 5-year Retirement Visa is approved and applied to your passport. Enjoy your UAE retirement!
7
Emirates ID
Filed against your new residency — three stages:
7.1ApplicationSubmitted first. At this point it's confirmed whether biometrics is required.7.2BiometricsOnly for first-time applicants aged 15+ whose fingerprints haven't been captured in the UAE before.7.3Printed & deliveredYour Emirates ID is printed and couriered to the address you gave in the application.
Renewable as long as the AED 1M portfolio is held and the applicant remains 55+.
Total time: 7–14 working days. 5-year renewable.
Smaller investment? The 2-Year route
Eligibility
- Property valueNo minimum value if you are the sole owner
- Joint ownershipIf shared, your stake must be above AED 400,000
- SpousesA married couple can combine their shares with an attested marriage certificate
- ValidityValid 2 years, renewable while you own the property
Documents Required
- 1
Title Deed or Oqood
Your proof of ownership, issued by the Dubai Land Department — a Title Deed for a ready property, or an Oqood for off-plan.
- 2
Police Clearance (PCC)
A good-conduct certificate issued by Dubai Police.
- 3
Passport copy
A clear colour copy of the main photo page, valid for at least 6 months.
- 4
Personal photo
A recent, high-resolution photo on a plain white background.
The process
1
Documents
Gather the documents above, including the PCC unique to this route.
2
Police Clearance (PCC)
Obtained from Dubai Police — required only for the 2-Year Investor Visa, not Golden or Retirement.
3
DLD block & recommendation
Dubai Land Department blocks the property and recommends it for the visa.
4
DLD trade license
A simple trade license is issued in your name under DLD.
5
Establishment card
Allows the immigration file to be opened in your name.
6
Entry permit
Issued inside or outside the country, depending on where you apply from.
7
Change of status
Status changed inside the country — no need to exit.
8
Medical fitness 18+ ONLY
Fitness test at an approved medical centre — three quick stages:
8.1Medical application8.2Medical screening8.3Fitness report
9
Emirates ID
Filed against your new residency, before stamping:
9.1ApplicationSubmitted first. At this point it's confirmed whether biometrics is required.9.2BiometricsOnly for first-time applicants aged 15+ whose fingerprints haven't been captured in the UAE before.
10
Visa stamping 🎉
Your 2-year property investor residency is stamped. Welcome aboard!
11
Emirates ID delivery
Your physical Emirates ID card is printed and delivered — this arrives after stamping. You are fully set.
Dependents abroad: only for this visa, dependent applications can start while they are outside the UAE — they then enter for medical and stamping.
Total time: 10–18 working days. Renewable while you own the property.
2 What it costs
Your exact property visa cost in under 30 seconds.
Itemized government fees for Golden, Retirement or Investor visas.
Pick your visa type, add family members, and see every fee broken down — DLD, immigration, medical, Emirates ID. No signup, no phone number.
Featured in Gulf News, Khaleej Times & The National
3 Real customers
Latest reviews — May 2026
Verified reviews from property owners who used our service.
★★★★★
5.0
284 verified reviews
· last 12 months
★★★★★
I used the property visa calculator first to compare typing centres — FamilyVisa.ae was the most honest about government fee vs service charge. Refreshing.
★★★★★
Smooth Retirement Visa process. They walked me through the DLD valuation and confirmed eligibility before charging anything.
4 Common questions
Property visa FAQ
Real questions from real property owners. Tap to expand.
You know your options. What's next?
Golden, Retirement, or Investor — calculate the exact government fees for your visa, or talk to us directly.