The property Golden Visa has an official price in Dubai: AED 9,884.75. Here is every line of it — and the three different ways the agencies describe the AED 2 million you need first.

The official price, line by line

The Dubai Land Department's service "Golden Visa application — Investor" lists the following fees for the 10-year residency permit, quoted as printed on the date of verification.

Below the main applicant's total the same page prices the family:

Our observation: the schedule is for a 10-year permit issued through DLD's channel, which is where Dubai property investors apply. It is the only official page we found that prints an all-in total for a Golden Visa — ICP's service guide prints no fees at all, and GDRFA's prints components without a total. Three things are not in the AED 9,884.75: health insurance, which the family document list requires but does not price; the AED 100 per sponsored person, which the notes add separately; and whatever a typing centre or agent charges if you do not file yourself, which no official page prices.

Why you have also seen AED 1,640 and AED 2,790

GDRFA Dubai's own service "Issuing a golden residence permit (investors)" prints the fee as a list of components rather than a total. Read together they are the visa layer alone — no medical, no Emirates ID, no Land Department line.

The same page adds a rule that the sum above omits: "The issuance fee increases by AED100 annually whenever the residency is over two years." A 10-year permit is eight years over two, which is where a figure around AED 2,790 — the total that GDRFA's Al Saada mirror of the same service prints — plausibly comes from, though neither page shows the arithmetic and we do not assert it. Our observation: none of these numbers contradicts the DLD schedule. DLD's third line, "Confirmation of residency permit (10 years): AED 2,856.75", is the slot in which the visa-layer fee sits once the medical, Emirates ID and Land Department lines are separated out. If an agent quotes you "AED 1,640 government fee", they are quoting GDRFA's component list and leaving out roughly AED 8,000 of the official DLD total.

The AED 2 million rule, as three agencies print it

Everyone agrees on the number. They do not agree on what it is a measure of, and the differences matter for a mortgaged purchase, an off-plan unit or a shared title. Quoted wording, read on 12 October 2026.

Four consequences follow from the table.

• Purchase value versus current value. DLD's description anchors the test to the price "at the time of purchase"; GDRFA anchors it to a current status statement or a licensed valuation. A flat bought for AED 1.7 million that is now worth AED 2.1 million satisfies the second reading and not the first; a flat bought for AED 2.2 million that has fallen to AED 1.9 million is the mirror case. Ask which document your channel will test before you rely on either.
• The mortgage, and the Feb 2026 reports. Market reporting since February 2026 says a federal circular removed the old requirement to have paid 50% of the price (or at least AED 1 million) before applying. The official pages we read do not say so. DLD's service terms ask only for a bank letter stating the paid amount and the balance — consistent with the relaxation — but DLD's description on the same page still asks for a letter showing "2 million AED paid amount", which is the opposite of it. Our observation: an official page that contradicts itself is not confirmation of either version. Plan on the terms, and get the description's line resolved in writing by DLD or GDRFA before you buy with finance in order to qualify.
• Off-plan. Only ICP's federal category text names off-plan units. Neither Dubai page mentions them; Dubai practice accepts Oqood-registered units, but the Dubai text you can point to is silent.
• Shared ownership. GDRFA is explicit that on a shared property your share must be AED 2 million. DLD says "wholly owned by the investor". A couple holding a AED 2.5 million flat 50/50 fits neither reading on the face of the text; jointly owned property is commonly accepted in practice when the spouses apply together, but that is practice, not the printed rule.

Who, where, how long

• Where: for Dubai property, the DLD channel (the service is also what GDRFA's investor permit rests on). Other emirates and the federal route go through ICP.
• Presence: DLD's terms require the applicant to be inside the UAE and to attend in person; the page says escorts cannot attend and representatives cannot apply. A power of attorney can complete a property transfer, but not this.
• Time: DLD prints "7 – 10 business days"; GDRFA prints an expected completion time of 5 days for its permit step. The two are not the same clock — DLD's covers medical, Emirates ID and the Land Department check as well.
• Main applicant's documents (DLD list): passport; e-Certificate of Title or title deed; personal photo; UAE ID if any; copy of the current residence permit if any. Bank letters, where a mortgage exists, upload through DLD Vault.
• Family documents (DLD list): certified marriage contract; certified birth certificates; health insurance; an IBAN; the sponsor's original passport and Emirates ID; a recent photo to ICP specification; a notarised no-objection letter from the father where the mother is the sponsor; and for sons or daughters over 18, an undertaking that they are unmarried. For parents: a certified dependency certificate from the consulate, plus the same insurance, photo, IBAN and birth certificate items.

A family of four, worked through

Main applicant plus spouse and two children, all on 10-year permits, filed through DLD, using only the page's own lines.

Set against the purchase that unlocks it, the visa is small: on an AED 2 million flat the Land Department and agent fees alone run to roughly AED 140,000–160,000 (the 4% transfer fee, the trustee, the agent's 2% plus VAT — see the full cost of buying), so the family's permits add under 1.5% of the price, and the main applicant's under 0.5%. Our observation: the family lines are where the real variance sits. A single applicant pays AED 9,884.75; each dependant adds AED 5,874.50 including the per-person AED 100, and the page does not say whether a dependant's medical and Emirates ID are inside the AED 5,774.50 or on top of it — ask before you pay.

Before you file

1. Pull a property status statement from DLD and check which figure it shows against AED 2,000,000; if the purchase price and the current value sit on different sides of the line, ask the DLD channel which it will test.
2. If the property is mortgaged, obtain the bank's no-objection letter stating the paid amount and the balance — and ask DLD in writing whether its "2 million AED paid amount" description line applies to your file.
3. On a shared title, check that your own share reaches AED 2 million (GDRFA's wording) or that both owners are applying.
4. Budget AED 9,884.75 for yourself plus AED 318.75 for the file and AED 5,874.50 per dependant, then add health insurance for each sponsored family member.
5. Be in the UAE for the application; DLD requires attendance in person and does not accept a representative.
6. Allow 7–10 business days from a complete file, and keep the title deed, bank letter and family certificates in DLD Vault so the upload step does not delay it.