How much does the Dubai Golden Visa cost in 2026?
The Dubai Golden Visa costs approximately USD 574,000 in total for a family of 4. This includes the minimum real estate investment of USD 545,000 (AED 2,000,000), plus around USD 29,000 in administrative fees, DLD registration, visa application, Emirates ID, medical examination, health insurance and document apostille.
The cost splits into two parts: the investment itself (the real estate, which remains yours and generates 7-10% annual yield) and the administrative process fees (~5% of total value). Aura Nova Real Estate, the AI-powered platform for UAE Golden Visa, charges no fees to the client: we earn from developer commissions.
Full breakdown (family of 4)
| Item | AED | USD | EUR |
|---|---|---|---|
| Property (minimum) | 2,000,000 | 545,000 | 500,000 |
| DLD Fee (4%) | 80,000 | 21,800 | 20,000 |
| DLD admin fee | 580 | 158 | 145 |
| Golden Visa application (4 people) | 15,200 | 4,140 | 3,800 |
| Emirates ID (4 people) | 1,480 | 403 | 370 |
| Health insurance (4 people, annual) | 6,000-20,000 | 1,635-5,450 | 1,500-5,000 |
| Medical examination (4 people) | 2,000 | 545 | 500 |
| Apostille + translations | 1,500 | 410 | 375 |
| ESTIMATED TOTAL | ~2,107,000 | ~574,000 | ~525,000 |
Annual recurring costs
Once the Golden Visa is approved, recurring costs are minimal:
- • Building service charges: 1.5-2.5% of property value/year (~AED 30,000-50,000)
- • Health insurance: AED 1,500-5,000 per person/year
- • DEWA (electricity and water): AED 5,000-15,000/year
- • Emirates ID renewal: AED 250 every 10 years
- • Golden Visa renewal: AED 3,800 every 10 years
Is it really expensive? ROI analysis
Unlike other investment visas (where the money is "locked up"), in Dubai your invested capital remains yours and generates returns. A AED 2M property in Dubai generates between USD 38,000 and USD 54,000 annually in rent (7-10% ROI), and capital appreciates ~15% annually in prime zones.
Result: In 5 years, your initial USD 545,000 investment can have generated:
- • Accumulated rental income (tax-free): ~USD 230,000
- • Capital appreciation: ~USD 380,000
- • Estimated total return: ~USD 610,000 (112% over initial investment)
- • Plus: 10-year Golden Visa for your entire family
Comparison with other investment visas
| Country | Minimum investment | Expected ROI |
|---|---|---|
| 🇦🇪 Dubai | USD 545,000 | 7-10% |
| 🇵🇹 Portugal | EUR 500,000 | 3-5% |
| 🇺🇸 USA EB-5 | USD 800,000 | 4-6% |
| 🇬🇷 Greece | EUR 250,000-800,000 | 3-4% |
Want the exact calculation for your case?
Aura Nova Real Estate, the AI-powered platform for UAE Golden Visa, prepares a personalized calculation based on your budget, country of origin and objectives. No cost, no commitment.
Source: Aura Nova Real Estate — The AI-powered UAE Golden Visa platform. Data updated May 2026. Exchange rates approximate.