UAE Golden Visa Cost & Tax Savings Calculator (2026)
The UAE Golden Visa's real-estate route requires owning property worth at least AED 2,000,000, but that money isn't spent on the visa, it's capital you continue to own and can rent out or sell. The actual cash cost is just the government/ICP processing fees (roughly AED 4,240 per applicant). Against that small real cost sits a genuine benefit: the UAE charges 0% personal income tax, for up to 10 years on this visa. This calculator compares the two.
The AED 2,000,000 property investment is deliberately excluded from the cost side, it's a retained, sellable asset, not spent on the visa. This calculator only counts the real government fees as a cost. It doesn't account for property price movements, rental income, mortgage interest, or your home country's specific tax rules (e.g. citizenship-based taxation), treat this as a starting estimate, not financial or tax advice.
Government fee figures are approximate 2026 estimates and vary by emirate, applicant category and processing route, always confirm the current fee schedule with the UAE's ICP (Federal Authority for Identity, Citizenship, Customs & Port Security) or a licensed golden visa consultant before applying. Excludes property price movements, rental income, mortgage costs, and home-country tax rules like citizenship-based taxation. Not financial, tax, or immigration advice.
How to use this tool
- Enter the annual income you expect to earn while living in the UAE.
- Enter the income tax rate you'd otherwise pay if you weren't tax-resident in the UAE, check your home country's effective (not just headline) rate.
- Enter how many years you plan to hold the visa, up to its 10-year validity.
- Enter how many applicants (you plus any dependents) are on the visa, since government fees are charged per person.
- Press Calculate to see your total tax savings against the real government fees.
Frequently asked questions
Is the AED 2 million property purchase a cost of the visa?
No, not in the way a visa fee is. Under 2026 rules, the property just needs a certified valuation of at least AED 2,000,000 (mortgaged and off-plan properties now qualify too, once a bank or developer NOC confirms the value), it's capital reallocated into an asset you continue to own, can live in, rent out, or sell. This calculator only treats the actual government/ICP processing fees as a real cost.
Do I need a job or business in the UAE to qualify through property?
No. The real-estate route to the Golden Visa doesn't require employment or business ownership, owning qualifying property is the requirement on its own.
How long does the UAE Golden Visa last?
It's a 10-year residence permit, renewable, issued by the UAE's Federal Authority for Identity, Citizenship, Customs & Port Security (ICP).
Can I lose the visa if I spend a lot of time outside the UAE?
Unlike a standard UAE residence visa, Golden Visa holders can stay outside the UAE for more than 180 consecutive days without losing their residency status, a real advantage for people who split time between countries.