UAE · Dubai property investor · Updated 2026-08-11
UAE Golden Visa Cost Calculator
Work out the 2026 cost of the Dubai Land Department property-investor Golden Visa. The calculator uses DLD's exact 10-year service bundle for the main applicant and sponsored family, keeps the AED 2 million property value separate from fees, and lets you add only legal or ancillary quotes you actually have.
1. Application channel
2. Applicants
The current DLD schedule publishes the same residence fee for each sponsored spouse, child or parent.
Main applicant
Always included
Spouse
Adult dependents
Parents or adult children who meet the DLD sponsorship requirements
Sponsored children
Total applicants: 1
3. Adjust the estimate
Optional: enter actual quotes for insurance, attestations, translations, valuation or other costs. The official DLD bundle is calculated separately.
Your estimate
- Qualifying investmentProperty purchase value · market risk
- AED 2,000,000
- DLD government-service fees1 applicant
- AED 9,884.75
- Legal fees (est.)
- AED 0
- Ancillary costs (est.)
- AED 0
- Fees & costsNon-recoverable
- AED 9,884.75
- Total capital requiredInvestment + all costs
- AED 2,009,884.75
DLD main-applicant bundle AED 9,884.75
Estimates only — confirm figures with a licensed firm.
What the UAE Golden Visa cost calculator includes
DLD's current main-applicant total is AED 9,884.75: medical examination AED 700, 10-year Emirates ID AED 1,153, residence confirmation AED 2,856.75, DLD fees AED 4,020 and administration AED 1,155.
For family, DLD publishes AED 5,774.50 for each sponsored spouse, child or parent, plus AED 100 for each sponsored person. The calculator adds the AED 318.75 sponsorship-file fee once, not once per person.
Property purchase registration, mortgage costs, valuation, insurance, attestations, translations, adviser fees and renewal costs are not silently guessed. Enter a legal or ancillary figure only when you have a quote; otherwise those fields stay at zero.
Dubai property route versus federal UAE routes
| Channel | Current official requirement | Duration | Calculated here? |
|---|---|---|---|
| Dubai DLD property | Dubai property purchase value ≥ AED 2m; mortgage evidence is channel-specific | 10 years | Yes — official bundle |
| Federal ICP real estate | One or more properties ≥ AED 2m, listed by ICP as without loans | 5 years | No — channel costs vary |
| Federal public investment | AED 2m fund deposit/company capital, or FTA evidence of AED 250k annual tax | 10 years | No — channel costs vary |
| Federal entrepreneur | Project value ≥ AED 500k plus relevant-authority or incubator confirmation of the innovative project | 5 years | No — category approval varies |
UAE Golden Visa cost calculator FAQs
How much does the Dubai property Golden Visa cost in 2026?
Dubai Land Department currently publishes an exact AED 9,884.75 main-applicant service bundle for its 10-year property investor residence. The qualifying Dubai property purchase value is at least AED 2,000,000. Each sponsored spouse, child or parent adds AED 5,874.50, and a family sponsorship file costs AED 318.75 once when at least one family member is added.
What does this UAE Golden Visa cost calculator include?
It includes the AED 2 million qualifying Dubai property value, DLD's complete published main-applicant bundle, the published fee for each sponsored family member, the AED 100 per-person surcharge and the one-time family file opening fee. Any legal or ancillary amount is included only when you enter it yourself.
What is excluded from the UAE Golden Visa cost calculator?
Property purchase registration, mortgage registration and bank charges, valuation, health insurance, document attestation and translation, and renewal costs are excluded. Legal or agent fees are included only when you enter an actual quote in the editable fields. DLD publishes separate purchase-registration charges, and their allocation depends on the transaction. No reliable all-in renewal bundle is published on the current DLD service page.
Is the Dubai property route five years or ten years?
The current Dubai Land Department property-investor service publishes a 10-year renewable residence permit. The current federal ICP overview separately describes real-estate Golden Residency as five years. This calculator is therefore explicitly limited to the Dubai DLD 10-year service and does not blend the two channels.
Can a mortgaged Dubai property qualify?
DLD says a mortgaged property can be used with a bank no-objection letter showing the paid amount and balance; its service description asks for evidence of AED 2 million paid. Confirm the bank-letter and paid-value requirement with DLD before relying on financed property. There is no verified February 2026 rule removing a down-payment requirement.
Does the AED 2 million property value come back?
It is property capital rather than a government fee, but it is not guaranteed to be recovered. The property can rise or fall in value, may be illiquid, and selling or dropping below the qualifying condition can affect renewal. The calculator separates capital from fees without describing it as recoverable.
Official UAE government sources
Every fixed route, duration and government fee used in the calculated result comes from a current UAE federal or Dubai government page. User-entered professional costs are not government-set fees.
Confirm your Dubai property route
Mortgage evidence, family documents and transaction costs depend on the property and application channel. Compare verified UAE advisers and request an itemised quote using the calculation you have just made.
Disclaimer. General information only; not legal, immigration, property, tax or financial advice. The calculated government total is limited to DLD's current Dubai property-investor service schedule. Eligibility, mortgages, purchase-registration costs, health insurance, supporting documents and renewal charges require case-specific confirmation. Last reviewed 2026-08-11.