How to Apply for a Golden Visa in Dubai: Five Accredited Centers, In-Person Visit and Complete Fee Schedule

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How to submit a Golden Visa application in Dubai

Applications for a Dubai Golden Visa for real estate are accepted at five centers accredited by the Land Department, not at any Amer service office. This is stated on the service card of the emirate's migration authority — the same place where investor requirements are listed.

There are three submission channels in the country, and they are not equivalent:

• the digital channel of Dubai's migration authority — login via UAE Pass or account, service search, application completion, payment; operates 24/7;
• Amer service centers — electronic queue ticket, document submission to an employee, payment on site;
• accredited centers of the Land Department — the mandatory channel specifically for the «real estate investors» category.

The last point is the distinction the official guidance leaves unspoken. The migration authority describes the first two channels as general for all Golden Visa categories, then notes separately: applications in the «real estate investors» category are submitted through Land Department centers. A property buyer who conscientiously went to the nearest Amer loses a day.

Myth: "A Golden Visa for real estate can be applied for online from anywhere in the world." The Land Department publishes only physical channels for this service: five addresses with hours of operation. The migration authority's digital channel exists and operates 24/7, but for real estate investors, that same authority directs applicants to Land Department centers.

Five accredited centers: addresses, hours and discrepancies in lists

The Land Department of Dubai lists five channels for submitting a Golden Visa, and the lists of the two authorities overlap by only half. Below is what was published on the service page as of September 3, 2026; the page itself is marked with an update date of August 19, 2026.

Submission channel	Hours of operation
Golden Visa Services, Al Manara center (Cube)	Monday–Thursday 8:00–14:30, Friday 8:00–11:30
Golden Cube, Dubai World Trade Centre, Central 1, office 21, ground floor	Monday–Thursday 8:00–15:00, Friday 8:00–12:00
EGSH Real Estate Registration Agent	Monday–Thursday 9:00–16:00, Friday 9:00–16:00
Alyalayis Real Estate Registration Trustee Services	Daily 8:00–16:00
Gulf Vision Real Estate Registration Agent	Monday–Friday 8:00–20:00

Now about the discrepancies. The migration authority lists a different set of accredited Land Department centers on its service card: Al Tarash, Gulf Vision, Golden Cube, Al Yalayis and AGS H. Three entries — Gulf Vision, Golden Cube and Al Yalayis — match. Each authority has two of its own: the Land Department lists Al Manara (Cube) and EGSH, the migration authority lists Al Tarash and AGS H.

The practical significance of the discrepancy is straightforward: a list on one authority's service card does not guarantee that a center will accept a Golden Visa package under the other authority's rules. Before visiting, confirm the channel on the service page of the authority through which you are applying, and check hours with the center by email: Friday hours at three of the five channels are shorter than a regular day, and it is the only day of the week when the queue may close before noon.

In-person presence: power of attorney and companions are not accepted

You cannot apply for a Dubai Golden Visa by power of attorney: the applicant must be present in person, and companions are not permitted to submit. The Land Department's wording is direct — only the applicant shall appear, companions may not submit, submission through a representative is not provided.

Three things follow from this single line, and they often derail plans:

• a family does not submit «as a package» for one person — each adult applicant submits on their own;
• a real estate agent, lawyer or property management company cannot substitute for the owner at this step, no matter how complete the package;
• the trip is planned around the center's operating hours, not around a convenient flight: submission cannot be delegated to a representative, and the Friday queue is shorter.

Separately, what can be delegated. Document upload to the Land Department's electronic storage does not require a power of attorney: birth certificates, marriage documents and bank letters may be placed in the authority's own file storage in advance. Showing up in person for the Golden Visa itself — no.

What must be ready before submission: ownership and property status confirmation

Before applying for a Golden Visa, you need two different documents: an electronic ownership certificate and a Land Department property status certificate. These are often considered one, and this is the most common package error.

The difference is in purpose. An ownership certificate answers "whose property is it," a status certificate answers "what is it worth according to the registry." The migration authority requires the latter: the property's value must be confirmed by a status certificate issued by the Land Department. Additionally, the same authority permits valuation through firms licensed by the Land Department — this is a backup option, not the primary path.

What else is checked before applying for a Golden Visa:

• the threshold is calculated based on properties in the applicant's name — one property or several, totaling from AED 2,000,000;
• a share in joint ownership counts only if the share itself is not less than AED 2,000,000 — not the value of the entire property, but the applicant's share specifically;
• a mortgaged property is accepted, but a bank letter is required showing the amount paid and the remaining balance, and stating no objection to residency status registration;
• a charge is placed on the property through a Land Department procedure — this is not a document but an action, and it is performed as part of the same procedure.

What the threshold and charge mean for property ownership is discussed in a separate article on UAE Golden Residency; here — only what must be in the folder before the trip.

Applicant's document package: five items

The document package for a Dubai Golden Visa consists of five items, and the Land Department lists them verbatim. The list is short — and precisely because of this, each item is critical.

1. Passport.
2. Electronic ownership certificate (e-Certificate of Title) or title deed.
3. Personal photograph.
4. Emirates ID — if you already have one.
5. Copy of valid residence visa — if you have one.

The migration authority for the same category requires even less: a passport copy and confirmation of property ownership totaling at least AED 2,000,000. The difference between the two lists is not a contradiction but a division of responsibilities: the Land Department verifies the property and collects fees, the migration authority issues the Golden Visa itself.

There is a separate requirement for the photograph not mentioned in the guidance: the photo must meet the standards of the Federal Authority for Identity and Citizenship. This is the same authority that issues Emirates IDs, and its standard for background, framing and headwear is stricter than that for tourist photos.

How to be inside the country: visa-free entry and six-month permission

The applicant must be on UAE territory at the time of submission, and a Russian citizen enters visa-free for 90 days within 180. The presence requirement is a condition of the Land Department's service; the visa-free regime is a mutual visa waiver agreement between Russia and the UAE that took effect on February 17, 2019.

What the text of the agreement says according to the UAE Embassy in Moscow:

• the exemption applies to holders of valid passports of any category with a validity of at least six months;
• total stay — no more than 90 days within any 180 days;
• once 90 days in the 180-day window counted from the date of first entry is reached, departure is mandatory, and re-entry is possible only after 180 days from the date of first entry;
• the exemption is intended for those who do not intend to work, study or reside in another country.

The last point is a detail worth keeping in mind rather than ignoring: visa-free entry is structured as a tourist regime, and a legal assessment of applying for residency under this regime is given by a lawyer, not a marketplace. Separately, the UAE Embassy in Moscow describes a property of the Golden Visa not found in our Dubai sources: a multiple-entry visa valid for six months to complete residency procedures. To whom and at what stage it is issued, the embassy publication does not specify.

Practical conclusion. It makes sense to plan a trip "for submission" with a buffer: part of the visa-free window will be spent obtaining a property status certificate, and medical examination and biometrics occur after the package is submitted.

Submission step by step: from queue ticket to payment and medical exam

The Land Department describes the Golden Visa submission in four steps, and medical examination is the third — before the permit is issued, not after. The order is published on the service page.

1. The applicant comes to a service center — one of the five channels above.
2. Submits the package and pays the fees. Payment can be made by bank transfer, card or cash.
3. Undergoes medical examination at the same center.
4. Receives the residency permit by email.

The migration authority describes its part separately and in different logic — as a sequence of actions in the system: login via UAE Pass or account, service search, data entry, fee payment. For a real estate investor, this description works as a reference for what happens to the Golden Visa application after the submission window, not as an alternative route.

Note the fourth step: the result is a letter, not a passport stamp. The permit arrives by email, and the second half of the procedure begins — residency certification.

Medical examination and biometrics: what happens after submission

The medical examination when applying for a Golden Visa is performed at the same center and costs AED 700 according to the Land Department fee schedule. You do not need to register separately or find an accredited clinic for this route — the examination is built into the procedure as the third step.

Sources in Dubai are silent about biometrics, but the federal UAE government portal is direct: an Emirates ID card contains fingerprint biometrics, and persons aged 15 and older undergo fingerprint and signature procedures at centers of the Federal Authority for Identity and Citizenship. That is, biometrics is not part of the Land Department center visit but a separate step with another authority.

One more participant worth knowing in advance. The Land Department directly lists service partners: the Federal Authority for Identity and Citizenship, Dubai Health Authority and insurance companies. Health insurance appears in the document list at the family application stage — for the investor alone, the Golden Visa service page does not list it as a separate line item.

Emirates ID: how the procedure actually ends

The procedure ends not with a passport sticker but with an Emirates ID card with a 15-digit number that is assigned to the holder for life. The card is issued by the Federal Authority for Identity, Citizenship, Customs and Ports Security; its registration is listed in the fee schedule as a separate line at AED 1,153.

What is important to know about this card before applying for a Golden Visa:

• all residents are required to carry it, this is a legal requirement, not a recommendation;
• the identification number is unique and non-repeating — 15 digits assigned to a person for life;
• the card serves as a document for passage through passport gates at country airports;
• seizure of someone else's card is illegal: companies may not withhold Emirates IDs from employees, clients and visitors, they may only record the information;
• card cancellation is linked to visa cancellation and occurs automatically; for holders of Dubai visas, cancellation is carried out by Dubai's migration authority, for other emirates — by the federal authority;
• changes to personal data must be reported within one month, loss of the card — within seven days.

Expedited issuance within 24 hours for foreign residents is available only for card replacement — you cannot count on it for first-time issuance.

How much submission costs: fee schedule by line item

Applying for a Dubai Golden Visa costs AED 9,884.75 per applicant — approximately €2,322 at the Central Bank rate. The rate is from September 3, 2026; the amount and its breakdown are published by the Land Department, and the migration authority charges its fee separately.

Line item	Amount	In euros at Central Bank rate
Medical examination	700 AED	≈ €164
Emirates ID for 10 years	1,153 AED	≈ €271
Residency confirmation for 10 years	2,856.75 AED	≈ €671
Land Department fee	4,020 AED	≈ €945
Administrative fee	1,155 AED	≈ €271
Total per applicant	9,884.75 AED	≈ €2,322

The migration authority's fee schedule is structured differently and covers different work: fee for permit issuance AED 1,100, "knowledge dirham" 10, "innovation dirham" 10, domestic submission fee 500 and delivery 20 — totaling AED 1,640. The authority adds a note: the issuance fee increases by AED 100 for each year beyond two.

The two amounts cannot be added directly: these are fee schedules of different authorities for different parts of the procedure, and some Land Department line items — "residency confirmation" — by definition already cover the migration portion. We provide both fee schedules separately with the agency indicated.

Myth: "Registration costs AED 10,250." This figure appears on a site ranking sixth in Google and ninth in Yandex for a query about getting a Golden Visa, broken down as AED 8,300 for the Land Department fee, 750 for the medical exam and 1,200 for Emirates ID. None of the three line items matches the authority's current fee schedule: it shows 4,020, 700 and 1,153. The figure is marked as a 2024 calculation.

Family and parents: separate applications, separate packages

A visa for family is processed as a separate application: AED 5,774.50 per person plus AED 318.75 for sponsorship file opening. The same amount applies to a 10-year visa for parents, and an additional AED 100 is added for each sponsored person.

The Land Department lists the package for a spouse and children by item, and three of eight usually turn out to be unexpected:

• notarized consent of the father, if the mother is the sponsor;
• a statement that sons and daughters over 18 are unmarried;
• IBAN number;
• originals of the sponsor's ID and passport, a fresh photo meeting federal authority standards, health insurance, a notarized marriage contract and notarized birth certificates of children.

The package for parents differs in one document, but a heavy one: a notarized consular certificate of financial dependence is required. For a family from Russia, this means a chain of translation, notarization and consular legalization — and it must be done before departure, not in Dubai.

Separately, we repeat the rule from the in-person presence section: each adult applicant comes on their own. Sponsorship provides the basis but not the right to submit for another adult.

Timelines: five days with one authority, seven to ten with another

Dubai's migration authority states the service execution timeline as five days, while the Land Department on its page states seven to ten working days. Both figures are official, and we do not average them.

The discrepancy is explained simply: these are standards of different services for different parts of the procedure. Five days is the benchmark of the authority that issues the permit; seven to ten working days is the standard of the authority that accepts the package, verifies the property and conducts the medical exam. The actual cycle length for the applicant is closer to the second figure because it describes the path from the submission window to the letter.

What extends the cycle beyond the standard:

• obtaining a property status certificate — it is required before submission and is not included in the service standard;
• consular legalization of documents for children and parents — done in the country of issuance;
• biometrics for Emirates ID — a separate step with the federal authority after the permit is issued.

Mortgaged property: where Dubai authorities and the UAE Embassy in Moscow diverge

Dubai authorities accept an application for a mortgaged property with a bank letter, while the UAE Embassy in Moscow publishes a requirement for property free of liens. The divergence is direct, and both sides are official sources.

What each says:

Source	Wording on mortgages	Verification date
Dubai migration authority, service card	property with a lien is permitted, all types of real estate are accepted	September 3, 2026
Dubai Land Department, service page	property may be subject to a lien; a bank letter is required stating no objection, with the amount paid and remaining balance specified	September 3, 2026
UAE Embassy in Moscow, Golden Visa section	letter from the property registration department on ownership of properties from AED 2,000,000, stating that the property is not subject to a mortgage	September 3, 2026

The emirate issues the permit, and both emirate services accept mortgaged property. But the embassy publication is what a buyer from Russia reads first, and it describes a different set of conditions: it also states a five-year term for real estate investors and a requirement to confirm UAE residence through your own property or a rental agreement. Neither of the three authorities publishes clarification on which version of conditions applies to the Dubai channel.

What to do about this. If the property is mortgaged, a bank letter should be prepared in any case — it is required by the Dubai channel verbatim. The divergence is noted as an open question to the authority rather than a reason to abandon the application: conditions are checked on the service card of the authority through which you are applying.

What most often turns away an application at intake

An application for a Golden Visa is turned away at intake for four reasons, and three of them are related not to money but to the package. All four are derived from requirements that authorities state as mandatory.

• The applicant is outside the country. The condition "be inside the UAE" is not a formality and is not checked retroactively.
• A representative arrived. Power of attorney for submission is not accepted, companions are not permitted.
• A share instead of a property. Joint ownership is counted only if the applicant's share itself is not less than AED 2,000,000.
• No property status certificate. An ownership certificate does not substitute for it: it confirms ownership but not the value according to the registry.

A fifth reason is not related to the package but occurs: incorrect category selection. A real estate investor, entrepreneur and holder of a rare specialty apply under different requirements and through different channels, and an application under the wrong category is rejected along with the fees.

Comparison of submission channels

The three Golden Visa submission channels differ not in speed but in who they even accept. The comparison is based on published service descriptions, without third-party commercial offers.

Parameter	Migration authority digital channel	Amer centers	Land Department accredited centers
Who is accepted	Golden Visa categories under general rules	same	"real estate investors" category
Hours of operation	24/7	center hours	published hours, Friday shorter
In-person presence	not described as a requirement	visit required	applicant's visit required
Medical exam	not included in description	not included in description	included as third step
Payment	in system	on site	transfer, card, cash
Published timeline	5 days	5 days	7–10 working days

For a property buyer from Russia, there is one practical conclusion: the route is determined not by convenience but by category. Everything else is details within the channel chosen for you.

Pros and cons of independent submission

Independent submission saves agent commission but transfers all risk of package error to the applicant — and fees are not refunded if rejected. The analysis is based on procedure, not impressions.

What speaks in favor of independent submission:

• the package is short — five items per applicant, four of which any owner has;
• the order of steps and the fee schedule are published by both authorities and can be verified before the trip;
• medical examination is built into the visit, no separate clinic search is needed;
• family documents can be uploaded to Land Department storage in advance;
• payment is accepted by card — no currency schemes required.

What is against it:

• the applicant must be present in person, and this step cannot be delegated to an agent or relative;
• a property status certificate is prepared before submission and is not included in the service standard;
• documents for children and parents require notarization and consular legalization in the country of issue;
• the two authorities publish different lists of accredited centers and different timelines;
• conditions for a mortgaged property in the UAE Embassy in Moscow publication differ from Dubai authorities' conditions.

How we verify information

The submission procedure in this article is compiled from service pages of the authorities that execute it, not from summary reviews. Each figure has a source and verification date.

What	Source	Verification date
Submission channels, steps, accredited centers for real estate investors, authority fee schedule, 5-day timeline	Service card «Issuing a golden residence permit (investors),» Dubai migration authority	September 3, 2026
Five submission centers with hours, four service steps, document package, AED 9,884.75 fee schedule, fees for family and parents, 7–10 working day timeline, payment methods, service partners	Service page «Golden Visa application — Investor,» Dubai Land Department	September 3, 2026
Emirates ID: biometrics, 15-digit number, requirement to carry, cancellation, notification timelines	federal government portal of the UAE, u.ae	September 3, 2026
Visa-free regime 90/180, passport requirements, counting rules	mutual visa waiver agreement dated February 17, 2019 in the publication of the UAE embassy in Moscow, mofa.gov.ae	September 3, 2026
Program terms as stated by the embassy, six-month multiple-entry permit, requirement for property free of encumbrances	section on the Golden Visa on the website of the UAE embassy in Moscow	September 3, 2026
Exchange rate of dirham to euro	Central Bank of Russia	September 3, 2026
Number of properties and prices in the catalog	Homzer database	September 3, 2026

We are a real estate marketplace with transaction support, not an immigration consultant and not an authorized application submission channel. This material describes the process as of the verification date and is not legal advice. Where government agencies publish different lists of centers, different timelines, and different mortgage terms, we show both versions rather than average them out. Before submitting, the terms are verified on the service card of the agency through which the application is being filed.

Property matching the Golden Visa threshold can be found in the [UAE real estate](/uae/) section — 1,517 listings from €66,807, including 1,333 in [Dubai](/uae/dubai/). A separate selection of [residence permit properties](/uae/residence-by-investment/) — 929 items; by type, [apartments](/uae/apartments/), [villas](/uae/villas/) and [new builds](/uae/new-builds/) are available. Thresholds and timelines for programs across 12 countries are collected in the [Residence by Investment](/residence/) section, property rental yield is calculated in the [rental calculator](/calculators/yield/), and mortgage payments in the [mortgage calculator](/calculators/mortgage/).

Frequently Asked Questions About Applying for Dubai's Golden Visa

Can you apply for Dubai's Golden Visa from Russia?

No. The Dubai Land Department states the condition clearly: the applicant must be on the territory of the UAE. Remote submission through this channel is not provided.

Can you arrange the status through a lawyer or agent's power of attorney?

No. The service page states that only the applicant must appear, companions to the submission are not allowed, and submission through a representative is not permitted.

Which center should an apartment buyer in Dubai go to?

One of five channels of the Land Department: Al Manara (Cube), Golden Cube at Dubai World Trade Centre, EGSH, Alyalayis or Gulf Vision. The migration authority specifically directs the category 'investors — real estate' to the Land Department centers.

How much does it cost to apply for a Golden Visa for real estate?

9,884.75 dirhams per applicant according to the Land Department's price list — approximately €2,322 at the Central Bank of Russia exchange rate on September 3, 2026. Status for a family member is 5,774.50 dirhams plus 318.75 for opening a sponsorship file.

Is the medical examination included in the fee?

Yes, as a separate line item for 700 dirhams, and it takes place at the same center as the third step of the procedure.

What do you need besides a passport?

An electronic property ownership certificate, a personal photograph to the federal authority standard, an Emirates ID and a copy of a valid resident visa — the latter two if available. Separately, before submission, prepare a Land Department certificate on the property's status.

Do they accept a mortgaged property?

Both Dubai services do, provided there is a letter from the bank stating the amount paid, the remaining balance, and the absence of objections to status registration. The UAE embassy in Moscow, however, publishes a requirement for property free of encumbrances; we note this discrepancy and do not resolve it.

How many days does the review take?

The migration authority states five days, the Land Department states seven to ten business days. Both figures are official and relate to different parts of the process.

How can a Russian citizen enter the country to apply?

Under the mutual visa waiver agreement dated February 17, 2019 — without a visa, for up to 90 days within any 180 days, with a passport valid for at least six months. The agreement is addressed to those who do not intend to work, study or reside in the country, so a lawyer should evaluate the legal status of the application in this regime.

What is the result — a visa in the passport?

An email letter with residency permission. The material result of the procedure is an Emirates ID card, issued by the federal authority, which the resident is required to carry with them.

Is health insurance required?

In the Land Department's list of documents, insurance appears in the packages for a spouse, children and parents. For the investor himself, the service page does not list it as a separate line item; insurance companies, however, are listed among the partners of the service.

Can you submit an application for the family in one visit?

No. Each adult applicant comes in person, and family status is arranged through a separate application with its own set of documents and its own fees.