UAE Golden Visa Calculator 2026
You're moving to Dubai — here's exactly which pathway you qualify for and what it costs.
Select your pathway and adjust the inputs above to check your eligibility.
UAE Golden Visa Official Fee Schedule 2026
There are two numbers every applicant must understand. The qualifying investment (typically AED 2,000,000 in property or a fund) is capital you retain as an asset. The government fees — ranging from AED 4,695 to AED 10,140+ depending on your pathway — are what you actually spend. Conflating the two inflates the perceived cost tenfold.
| Pathway | Threshold (Capital Retained) | Term | Govt Fees From |
|---|---|---|---|
| Real Estate Investor | AED 2,000,000 on Title Deed (mortgaged & off-plan qualify) | 10 yr | AED 10,140 |
| Bank Deposit / Fund | AED 2,000,000 in approved UAE fund or establishment | 10 yr | AED 4,700 |
| Senior Professional | Salary AED 30,000/month + attested degree + MOHRE skill 1-2 | 10 yr | AED 4,695 |
| Entrepreneur / Startup | Company capital AED 500K+ or annual revenue AED 1M+ | 5 yr | AED 6,000 |
| Outstanding Talent | Government nomination (scientists, doctors, athletes, artists) | 10 yr | AED 4,700 |
| Outstanding Graduate | GPA 3.75+ from top-500 global university | 10 yr | AED 4,695 |
| Humanitarian / Waqf | International org recognition or Waqf donation (new 2026) | 10 yr | AED 4,700 |
Source: GDRFA Dubai (gdrfad.gov.ae), ICP (icp.gov.ae), u.ae — Last verified June 2026. Government fees can change — verify with the relevant authority at the time of application.
What Changed in 2026 — Key Updates
Mortgaged property now qualifies
The previous minimum paid-up equity requirement was removed in February 2026. Properties purchased with a mortgage qualify when the DLD valuation reaches AED 2,000,000. A bank NOC is required; GDRFA places a lien on the asset.
Source: GDRFA Dubai + DLD, February 2026
Unified GDRFA + DLD platform
An April 2026 GDRFA and DLD memorandum unified Golden Visa and property-residency handling under a single GDRFA portal. Document submission is now streamlined but thresholds and fees are unchanged.
Source: GDRFA Dubai + DLD, April 2026
New professional categories
2026 expansion added nurses, teachers, content creators, e-sports professionals, and Waqf donors to the talent/humanitarian pathways. These categories qualify without a financial threshold — eligibility confirmed by the relevant authority.
Source: u.ae official portal, 2026
Off-plan properties qualify
Off-plan properties from approved developers now qualify when the DLD valuation reaches AED 2,000,000. The previous requirement for a completed Title Deed has been relaxed for approved developers.
Source: GDRFA Dubai, 2026
Worked Examples
Example 1: Senior Engineer, AED 45,000/month salary
Omar, a structural engineer earning AED 45,000/month with a UK degree (MOHRE skill level 2), applies inside Dubai.
Example 2: Property investor, AED 3,000,000 apartment (mortgaged)
Priya buys a Dubai Marina apartment for AED 3,000,000 with a mortgage from a UAE bank. She is outside UAE at time of application.
Example 3: Salary route with family of 4
Rahul qualifies on the salary route (AED 38,000/month). He sponsors his wife, 2 children. Applying inside Dubai.
Frequently Asked Questions
How much does the UAE Golden Visa cost in 2026?
Two separate figures: the qualifying investment (usually AED 2,000,000 in property or a fund) which you retain as an asset, and the government fees you spend (AED 4,695–10,140+ depending on pathway). The GDRFA Dubai issuance package is AED 2,790. Property route adds DLD transfer fees (4% of purchase price). Source: GDRFA Dubai investor service page, June 2026.
Can I get the Golden Visa with a mortgaged property?
Yes. Since February 2026, mortgaged properties qualify when the DLD valuation reaches AED 2,000,000. The previous paid-up equity rule was removed. You need a No Objection Certificate from your bank, and GDRFA places a lien on the mortgaged asset. Off-plan properties from approved developers also qualify at AED 2,000,000 DLD valuation.
What salary qualifies for the Golden Visa?
AED 30,000 or more per month in basic salary. You also need an attested university degree and MOHRE skill classification at level 1 (managers, legislators, senior officials) or level 2 (professionals: engineers, doctors, lawyers, architects). There is no capital investment requirement — government fees only, from AED 4,695.
Does the Golden Visa give UAE tax residency?
No. The Golden Visa is a residency permit, not a tax certificate. To access UAE Double Tax Treaty benefits, you need an FTA Tax Residency Certificate (TRC), which requires proof of physical presence for the minimum required days in a tax year. The Golden Visa removes the 6-month absence rule (so you keep residency without frequent UAE visits) but does not replace the FTA physical presence threshold.
Who can a Golden Visa holder sponsor as dependents?
Spouse, children of any age (including adult children over 18), parents, and domestic helpers. There is no income threshold to sponsor dependents, no limit on the number of dependents, and no financial guarantee deposit required. If the primary holder dies, sponsored family members retain UAE residency until their permits expire.
How long does Golden Visa processing take in 2026?
The full cycle is 2–3 weeks from a complete, attested file: pre-approval 2–7 days (ICP/GDRFA), medical fitness test 1–3 working days (same-day at premium centres), Emirates ID biometrics 3–5 working days, and visa activation 2–5 working days. Incomplete or unattested documents are the most common cause of delays.
What new categories were added in 2026?
The 2026 expansion added nurses, teachers, content creators, e-sports professionals, and Waqf (Islamic endowment) donors to the talent and humanitarian pathways. These categories require government or international organization nomination — there is no fixed financial threshold.
What is the difference between Dubai (GDRFA) and federal (ICP) Golden Visa?
Dubai applications are processed through GDRFA (gdrfad.gov.ae) with the DLD Cube system for property cases. Other emirates use ICP Smart Services (icp.gov.ae). GDRFA Dubai applications tend to be slightly faster (10–15 business days vs 2–3 weeks). The GDRFA issuance package is AED 2,790; ICP fees are AED 4,695. Thresholds and eligibility criteria are identical — only the processing channel differs.