PIV wins when…
- · Property is AED 750k–2M (Golden not reachable)
- · Holding horizon is short (< 5 years)
- · No family relocating with you
- · You may upgrade later — PIV converts on re-purchase
Calculator
UAE residency visa cost calculator
Property purchases above AED 750k unlock the Property Investor Visa (2 years), and above AED 2M the Golden Visa (10 years). This page itemises the 10-year cost-of-ownership add-on, including dependants and insurance.
Your purchase
AED
2
Spouse, children, parents.
Visa unlocked
Golden VisaAED 62,600over 10 years
- Initial application + PRO
- AED 17,000
- Health insurance (10y)
- AED 42,000
- Dependants (10y)
- AED 3,600
10-year visa — no renewal needed within the horizon. Health insurance is mandatory; PRO fees vary AED 3,000–8,000 per cycle (mid-range used).
Thresholds at a glance
Property Investor Visa
≥ AED 750,000
2-year renewable residency. Eligibility resets on property re-sale.
Golden Visa
≥ AED 2,000,000
10-year residency. Covers spouse, children, and parents.
10-year cost scenarios
Total visa-related spend over a 10-year holding horizon, on top of the property purchase price itself.
| Scenario | Property | Visa | Initial | Insurance (10y) | Renewals | Dependants | 10y total |
|---|---|---|---|---|---|---|---|
| Studio cash, no visa | AED 600,000 | Not eligible | — | — | — | — | — |
| 1-br, qualifies PIV | AED 850,000 | PIV | AED 8,250 | AED 28,000 | AED 15,000 | — | AED 51,250 |
| 2-br + spouse, PIV | AED 1,400,000 | PIV | AED 8,250 | AED 28,000 | AED 15,000 | AED 9,000 (1) | AED 60,250 |
| 3-br + family, qualifies Golden | AED 2,500,000 | Golden | AED 17,000 | AED 42,000 | none | AED 5,400 (3) | AED 64,400 |
| Penthouse, Golden + 4 deps | AED 5,500,000 | Golden | AED 17,000 | AED 42,000 | none | AED 7,200 (4) | AED 66,200 |
Health insurance is mandatory for visa holders. PRO-service (paperwork/expediting) fees vary AED 3,000-8,000 per cycle; a mid-range typical is used above.
PIV vs Golden — when does each win?
Golden wins when…
- · Property qualifies (≥ AED 2M)
- · Long horizon (5+ years) — no renewal admin
- · Family relocating — single application covers all dependants
- · You want UAE-resident tax certificate stability
Run a tailored visa-affordability check
Want the visa add-on factored into your purchase plan? Combine this with the affordability + closing-costs calculators.