Guide
Golden visa UAE price: the AED 2m property route and its fees
Updated
The UAE's 10-year golden visa is the most searched programme in the world. Here is what the property route actually costs, and who else qualifies without investing at all.
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How this calculator works
- Programme rules change quickly. Figures reflect the published rules as of this page's updated date, always verify current status and fees with the official programme or a licensed immigration adviser before committing money.
- Portugal: the real-estate and capital-transfer routes ended in October 2023 (Law 56/2023, "Mais Habitação"). The surviving fund route requires €500,000 in qualifying non-real-estate funds. AIMA's fee table was replaced from 1 March 2026 and we could not read its current values (aima.gov.pt). So no Portuguese government fees are modelled here: get the current taxas from AIMA before budgeting.
- Portugal, naturalisation: the rules changed on 19 May 2026 (Organic Law 1/2026). Naturalisation now needs 10 years of legal residence, 7 for citizens of Portuguese-speaking countries and EU member states (justica.gov.pt).
- Spain is excluded because the programme ended on 3 April 2025 under Organic Law 1/2025, applications are no longer accepted.
- Greece: tiers in force since 1 September 2024. €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with over 3,100 inhabitants; €400,000 elsewhere (both with a 120 m² minimum property size). €250,000 anywhere for commercial-to-residential conversions or listed-building restorations (migration.gov.gr).
- Greece, fees: the ministry lists a €2,000 electronic fee plus a €16 charge for printing the permit. Only the €16 card charge is modelled per family member, because the ministry's page does not publish a separate family-member fee (migration.gov.gr).
- Malta (MPRP): property-purchase route, €375,000 minimum qualifying property (or €14,000 a year in rent), held for five years. Add a €60,000 non-refundable administrative fee, a €37,000 government contribution, a €2,000 donation to a Maltese NGO and a €500 residence card per person (residencymalta.gov.mt, S.L. 217.26 as amended by LN 310/2024 and LN 146/2025).
- Malta, dependants: each adult dependant other than the spouse adds €7,500, which the calculator does not apply automatically. Add it yourself for parents, grandparents or adult children (residencymalta.gov.mt).
- UAE: the Dubai Land Department issues a 10-year renewable golden residence permit for Dubai property worth AED 2,000,000 or more. Main-applicant service fees total AED 9,884.75: medical AED 700, Emirates ID AED 1,153, residency confirmation AED 2,856.75, DLD fees AED 4,020, administrative fees AED 1,155. Each additional sponsored family member adds AED 100 (dubailand.gov.ae).
- UAE, dependants and duration: each dependant also pays their own visa, medical and Emirates ID fees, which the DLD schedule does not price, so they are not modelled. The federal portal's summary table lists real-estate investors under a five-year duration (u.ae), so confirm the duration for the emirate you buy in.
- Italy: investor-visa thresholds are €250,000 (innovative start-up), €500,000 (an Italian limited company), €1m (philanthropy) or €2m (government bonds) (investorvisa.mise.gov.it). The portal does not publish an application fee schedule, so no Italian government fees are modelled. Consular visa and residence-permit charges apply and should be confirmed with the consulate and questura.
- Cyprus: permanent residence via €300,000 (plus VAT) in a first-sale house or apartment, or €300,000 in other real estate, company share capital or collective-investment units. You also need a secured annual income from abroad of at least €50,000, rising by €15,000 for a spouse and €10,000 per dependent minor child (Migration Department, gov.cy).
- Cyprus, fees: a €500 fee is charged on submission plus €70 per person for the Alien Registration Certificate (Migration Department, gov.cy).
- No currency conversion is applied, each result is shown in the programme's own currency. Professional fees (lawyers, due diligence), property transfer taxes and health insurance are excluded and can be substantial.
Dubai golden visa property: the AED 2m route
Own Dubai property worth at least AED 2,000,000 and you can apply for a 10-year renewable golden residence permit (Dubai Land Department). The property may be mortgaged, with a bank letter confirming no objection and stating the amount paid and the balance. The applicant must be inside the UAE.
Note that the federal government portal's summary table lists real-estate investors under a five-year duration (u.ae), so confirm the duration for the emirate you buy in.
Dubai golden visa price and cost, item by item
| Item | Approximate cost |
|---|---|
| Medical examination | AED 700 |
| Emirates ID (10 years) | AED 1,153 |
| Residency permit confirmation (10 years) | AED 2,856.75 |
| Dubai Land Department fees | AED 4,020 |
| Administrative fees | AED 1,155 |
| Total, main applicant | AED 9,884.75 |
| Each additional sponsored family member (DLD charge only) | AED 100 |
| Property threshold | AED 2,000,000 |
Fees are those published by the Dubai Land Department for its Golden Visa (Investor) service; other emirates and application channels differ. Each dependant also pays their own visa, medical and Emirates ID charges, which the DLD schedule does not price. Our calculator uses the same figures.
Categories that need no investment
- Specialised talents and researchers in science and knowledge, a 10-year category on the federal list.
- Entrepreneurs with an approved innovative or technical project and a letter from a business incubator or the relevant authority in the emirate (five years).
- Outstanding students: five years for high-school achievers, ten for top university students.
- Humanitarian pioneers and frontline heroes, ten years (u.ae: golden visa categories).
Family sponsorship
Golden visa holders can sponsor family members. The Dubai Land Department's investor service lists the spouse, children and parents as sponsorable. On the DLD side, a family sponsorship file costs AED 318.75, plus AED 100 per additional member.
Each dependant then pays their own visa, medical and Emirates ID charges. Sponsorship rules are applied by the issuing emirate, so verify the current family rules where you apply.