The Land Department prints the bill line by line across three routes: a 2-year investor visa, a 5-year retiree Golden Visa and a 10-year investor Golden Visa. Two findings change the sums: the short visa costs AED 327.75 more than the long one, and it carries no property-value threshold at all — for a co-owner, a share from AED 400,000 is enough.
Checked against official sources on 17 September 2026: three Dubai Land Department service cards — "Request for investor visa", "Request for golden visa — retired", "Request for golden visa — investor" — plus the Golden Visa page of the federal portal u.ae. All pages were read in their raw form; every figure carries its source link, and the sources are listed at the end.
The general conditions and pitfalls we covered separately. Here is what that piece did not have: the bill the Department prints line by line, and two facts from the cards that change a buyer's arithmetic.
Three routes, not one
| Route | Term | Property threshold | Where stated |
|---|---|---|---|
| Investor visa (Taskeen) | 2 years | no threshold for sole ownership; for joint ownership a share of no less than AED 400,000 | DLD card |
| Retiree Golden Visa | 5 years, renewable | AED 1,000,000, age 55+ | DLD card |
| Investor Golden Visa | 10 years, renewable | AED 2,000,000 | DLD card |
The first row is the main finding. Verbatim: "Individual Ownership: The property owner is allowed to apply for the issuance of a license and residency visa, regardless of the property value". And the second half of the same clause: "Joint Ownership: … provided that their share value is not less than AED 400,000" — a co-owner may apply if their share is at least AED 400,000.
That contradicts what third-party accounts most often repeat: that a property visa carries a general minimum price. By the Department's card the two-year route has no property minimum, and for joint ownership the threshold is set on the share, not on the whole property.
The bill on the ten-year route
| Line | Amount | Where stated |
|---|---|---|
| Medical examination | AED 700 | DLD card |
| Emirates ID, 10 years | AED 1,153 | DLD card |
| Confirmation of residency permit, 10 years | AED 2,856.75 | DLD card |
| Dubai Land Department fees | AED 4,020 | DLD card |
| Administrative fees | AED 1,155 | DLD card |
| Total as stated by the Department | AED 9,884.75 | DLD card |
| Family member visa, 10 years | AED 5,774.50 | DLD card |
| Family sponsorship file opening | AED 318.75 | DLD card |
| Parents' visa, 10 years | AED 5,774.50 | DLD card |
| Added for each sponsored person | AED 100 | DLD card |
We checked the Department's total by addition: 700 + 1,153 + 2,856.75 + 4,020 + 1,155 = 9,884.75. It reconciles to the dirham, and this is the rare case where a card publishes the total itself — usually we decline to add up on the Department's behalf.
The bill on the five-year retiree route
| Line | Amount | Where stated |
|---|---|---|
| Medical examination | AED 700 | DLD card |
| Emirates ID, 5 years | AED 653 | DLD card |
| Confirmation of residency permit, 5 years | AED 2,456.75 | DLD card |
| Dubai Land Department fees | AED 2,020 | DLD card |
| Administrative fees | AED 1,155 | DLD card |
| Total as stated by the Department | AED 6,984.75 | DLD card |
| Family member visa, 5 years | AED 4,968.50 | DLD card |
| Parents' visa, 5 years | AED 4,968.50 | DLD card |
| Sponsorship file opening | AED 318.75 | DLD card |
This one reconciles too: 700 + 653 + 2,456.75 + 2,020 + 1,155 = 6,984.75.
Two administrative lines are identical on both routes — the AED 700 medical and the AED 1,155 administration. The difference comes from the three lines tied to the term: Emirates ID, confirmation of residency, and the Department's own fee (AED 4,020 against AED 2,020).
The bill on the two-year route — and the inversion
| Line | Amount | Where stated |
|---|---|---|
| Investor visa, 2 years | AED 10,212.50 | DLD card |
| Spouse, 2 years | AED 7,382.25 | DLD card |
| Daughter over 18 | AED 7,182.25 | DLD card |
| Children under 18 | AED 6,482.25 | DLD card |
| Son over 18, for one year only | AED 7,182.25 | DLD card |
| Parents' visa, 1 year | AED 8,882.25 | DLD card |
| Sponsorship file opening | AED 318.75 | DLD card |
The short visa costs more than the long one. AED 10,212.50 for two years against AED 9,884.75 for ten — a difference of AED 327.75 in favour of the ten-year permit. Both sums are printed on pages of the same Department.
Hence a practical conclusion worth checking against your own numbers: if the property already reaches AED 2,000,000, the two-year route loses to the ten-year one on both term and money. The two-year route makes sense precisely where the two-million threshold is not met — that is, on a cheaper property.
A line that is easy to miss. A son over 18 carries the same amount as a daughter over 18, but with the qualifier "for one year only". The same price for half the term is stated plainly on the card, and no explanation is given there.
What all three routes share
- Service time — 7 to 10 business days. Identical on all three cards.
- The medical examination is taken at the centre itself, as step three of the procedure, not beforehand at a clinic.
- You must attend in person. Verbatim: "Applicant must attend in person. No companions or representatives allowed". A power of attorney does not work here, unlike most of the Department's registration services.
- The finished document arrives by email as step four.
- An electronic title deed is required, not a paper one.
The two-year route has a document the other two do not: a good conduct certificate issued in Dubai and addressed to the Dubai Land Department. Same logic of the addressee as in nominating a candidate to an owners association: order it in advance and with the right recipient.
A discrepancy between two official sources that we do not resolve
The Department's card speaks of a ten-year renewable visa for a property from AED 2,000,000.
The federal portal u.ae, on its Golden Visa page, prints in the row "Investors (in public investments or real estate)": "10 years (public investments)" and "5 years (real estate investments)", with the condition "Minimum capital of AED 2 million; property ownership or contribution to an establishment paying at least AED 250,000 annually in taxes".
So on the term for real estate the two official sources say different things: 10 years and 5 years. We reproduce both as printed and do not decide which describes your case: the service, the bill and the timings in this article come from the Land Department's cards, while the final decision on the visa term rests with GDRFA. Ask about it at submission, not afterwards.
What we are not claiming here
- What makes up the AED 10,212.50. The two-year card prints a single sum with no breakdown, unlike the other two where the lines are named. We do not invent one.
- Whether off-plan qualifies. The cards require an electronic title deed and say nothing about property under construction.
- Whether joint ownership qualifies for a Golden Visa. The AED 400,000 share threshold is named only on the two-year card. The ten-year one says "wholly owned by the investor (one or more properties)" — so properties aggregate, but shares are not addressed. The five-year card separately allows spouses to share one property with a certified marriage contract.
- Whether health insurance is inside the stated sums. It appears in the documents for family visas but never as a fee line.
- Refunds on rejection. None of the three cards says anything about this.
Sources
- Request for investor visa (Taskeen) — Dubai Land Department service card: two-year visa AED 10,212.50, family visas (spouse AED 7,382.25, daughter over 18 AED 7,182.25, children under 18 AED 6,482.25, son over 18 for one year AED 7,182.25), parents for one year AED 8,882.25, file opening AED 318.75; eligibility (sole ownership regardless of property value, share no less than AED 400,000 where joint), Dubai good conduct certificate addressed to the Department, 7–10 business days, attendance in person.
- Request for golden visa — retired — service card: AED 1,000,000 threshold and age 55+, five-year renewable visa, fees (700 · 653 · 2,456.75 · 2,020 · 1,155, total AED 6,984.75), family and parents at AED 4,968.50 each, file opening AED 318.75, the rule on spouses sharing one property.
- Request for golden visa — investor — service card: AED 2,000,000 threshold and ten-year renewable visa, fees (700 · 1,153 · 2,856.75 · 4,020 · 1,155, total AED 9,884.75), family and parents at AED 5,774.50 each, file opening AED 318.75, AED 100 per sponsored person, the condition on a mortgaged property and the bank letter.
- Golden visa — UAE federal portal — the row "Investors (in public investments or real estate)": "10 years (public investments)", "5 years (real estate investments)", condition "Minimum capital of AED 2 million; property ownership or contribution to an establishment paying at least AED 250,000 annually in taxes".
