The UAE Golden Visa transforms property investment into long-term residency. Property investors who own assets worth AED 2 million or more can secure 10-year renewable residency without needing a sponsor. This visa opens doors to living, working, and building a future in one of the world’s most dynamic markets.
The golden visa uae program stands out for its flexibility and family-friendly benefits. You can combine properties to meet the threshold, include your spouse and children, and enjoy freedom from annual stay requirements. Whether you’re buying your first Dubai property or expanding your portfolio, understanding this visa unlocks significant advantages for your UAE journey.
Table of Contents
- TL;DR: Quick Overview
- What Is the UAE Golden Visa for Property Investors?
- Eligibility Requirements
- Required Documents
- Application Process
- Cost Breakdown
- Benefits of the Golden Visa
- Mortgaged Properties and the Golden Visa
- Family Sponsorship Options
- FAQs
- Conclusion
TL;DR: Quick Overview
- Property investors need AED 2 million worth of property to qualify
- Visa grants 10-year renewable residency without a sponsor
- Mortgaged properties qualify if financed by UAE banks
- Total costs range from AED 9,000 to AED 15,000 for the main applicant
- Family members including spouse and children can be sponsored
- No minimum annual stay requirement unlike standard visas
- Application takes 15-30 days through ICP or Dubai Land Department portals
- Properties must be in freehold zones and maintained during residency
- Off-plan properties qualify if 50% paid with Oqood registration
- Medical tests and Emirates ID are mandatory for all applicants
What Is the UAE Golden Visa for Property Investors?
The UAE Golden Visa offers property investors a pathway to long-term residency. This program targets individuals who invest significantly in UAE real estate. You receive a 10-year renewable visa that eliminates the need for a traditional employment or business sponsor.
Program Overview
The golden visa allows you to live, work, and study in the UAE independently. You maintain full control over your residency status through property ownership. The program launched to attract global investors and strengthen the UAE’s position as an international hub.
Key Features
Property investors enjoy sponsor-free residency with multiple-entry privileges. You can establish businesses, pursue employment, or simply reside in the UAE. The visa remains valid as long as you maintain qualifying property ownership.
Duration and Renewal
Your visa lasts for 10 years from the date of issuance. Renewal requires maintaining ownership of properties worth AED 2 million or more. The process remains straightforward if you continue meeting the eligibility criteria.
Eligibility Requirements
The golden visa UAE requirements center on property value and ownership structure. You must demonstrate genuine investment in UAE real estate. Meeting these criteria positions you for successful application approval.
Property Value Threshold
You need properties valued at AED 2 million or more at purchase. The local land department must certify this valuation. You can combine multiple properties to reach the required threshold.
Ownership Rules
Properties must be fully owned and located in freehold zones. Joint ownership qualifies if your share meets the AED 2 million requirement. The investment must remain active throughout your residency period.
Mortgage Considerations
UAE bank mortgages are permitted under the golden visa requirements. Your equity (property value minus outstanding loan) must support eligibility. A 2024 update removed the minimum down payment requirement, focusing instead on total ownership value.
Off-Plan Property Eligibility
Off-plan properties qualify on a case-by-case basis. You need at least 50% payment completed and an Oqood registration certificate. Properties should be nearing completion for stronger applications.
Required Documents
The Dubai golden visa application demands specific documentation. Gathering these materials in advance streamlines your process. Each document serves to verify your eligibility and investment authenticity.
Core Personal Documents
Submit valid passport copies for yourself and all family members. Passports must remain valid for at least six months. Include recent passport-sized photos with a white background.
You need an Emirates ID application form and medical fitness certificate. Obtain medical tests from approved UAE centers only. Police clearance from your home country or residence country is mandatory.
Property Documentation
Provide title deeds or registration certificates from the land department. These must confirm property value of AED 2 million or higher. For combined properties, submit documentation for each asset.
Mortgage-Related Papers
Mortgaged properties require a No Objection Certificate from your UAE bank. The NOC must detail loan amount, paid equity, and approval for visa issuance. Include bank statements showing your equity position.
Family Sponsorship Documents
Submit marriage certificates for spouse sponsorship. Birth certificates prove parent-child relationships for dependent children. Unmarried daughters of any age qualify, while sons must be under 25.
Additional Requirements
Proof of health insurance covering your UAE stay is essential. The policy must meet minimum coverage standards. Keep digital and physical copies of all documents for the application process.
Application Process
The how to apply for golden visa uae process runs entirely online. Dubai Land Department and ICP portals handle most applications. The system delivers efficiency while maintaining thorough verification standards.
Step 1: Verify Eligibility
Confirm your property ownership through DLD valuation or title deed review. Check that your properties meet the AED 2 million threshold. Ensure all properties are in freehold zones.
Step 2: Register on the Portal
Create an account on ICP.gov.ae or DLD Smart Services. You need a UAE mobile number and basic personal information. Emirates ID holders can use their ID for faster registration.
Step 3: Upload Documents
Submit all required documents through the online portal. Upload passport copies, title deeds, and property certificates. Include bank NOC if you have mortgaged properties.
Step 4: Pay Application Fees
Complete online payment using credit card or bank transfer. The system accepts major payment methods. Payment confirmation triggers the review process.
Step 5: Complete Medical and Biometrics
Book appointments at approved medical centers. Complete health screenings including blood tests and X-rays. Submit biometric data for Emirates ID enrollment.
Step 6: Track Application Status
Monitor your application through the portal or mobile app. Processing typically takes 15-30 days in Dubai. You receive notifications at each stage of review.
Step 7: Receive Your Visa
Approved visas arrive via email or through the portal. Download your e-visa for immediate use. Collect your physical Emirates ID from designated Amer centers.
Cost Breakdown
Understanding golden visa uae price helps you budget effectively. Official fees vary by emirate and visa duration. Family additions increase total costs significantly.
Main Applicant Fees
| Fee Component | 5-Year Visa | 10-Year Visa |
| Application Fee | AED 2,800 – 9,800 | AED 2,800 – 9,800 |
| Medical Test | AED 320 – 750 | AED 320 – 750 |
| Emirates ID | AED 653 – 1,000 | AED 1,153 – 1,200 |
| Visa Stamping | AED 1,155+ | AED 1,155 – 2,700 |
| Total Range | AED 5,000 – 12,000 | AED 9,000 – 15,000 |
Family Member Costs
Each dependent requires separate processing fees. Spouse and children each cost AED 5,500 to AED 5,820 for issuance. Add AED 1,000 to AED 2,000 per person for medical tests and Emirates ID.
Additional Expenses
Police clearance certificates cost approximately AED 220. Health insurance adds AED 700 or more annually. Agency services charge extra if you choose professional assistance.
Payment Considerations
All fees must be paid online during application. Rejections do not qualify for refunds. Minor fee adjustments occur periodically, so verify current rates on official portals.
Benefits of the Golden Visa
The golden visa benefits extend far beyond basic residency. This visa class offers privileges unavailable to standard visa holders. You gain stability and freedom that transforms your UAE experience.
Sponsor-Free Residency
You live independently without employer or business sponsor requirements. Your residency status remains secure regardless of employment changes. This freedom lets you pursue opportunities without visa constraints.
No Minimum Stay Requirement
Standard visas require 180 days of annual UAE presence. Golden visa holders face no such restriction. You can travel freely and return whenever suits your schedule.
Family Inclusion
Sponsor your spouse, children, and dependent parents under one application. Family members receive the same visa duration and benefits. Everyone enjoys independent residency rights.
Work and Study Freedom
You can establish businesses, accept employment, or pursue education. No additional work permits are needed for employment. Students access UAE universities with resident status benefits.
Multiple Entry Privileges
Enter and exit the UAE unlimited times during your visa validity. No advance permissions or special procedures are required. This flexibility suits international lifestyles and business needs.
Banking and Healthcare Access
Open bank accounts and access financial services as a resident. Healthcare facilities provide resident rates and insurance options. Children qualify for resident school fees instead of higher international rates.
Long-Term Stability
Ten-year validity provides planning certainty for major life decisions. You can invest in property, businesses, or education confidently. Renewal remains straightforward when maintaining property ownership.
Mortgaged Properties and the Golden Visa
Mortgaged properties fully qualify for the how to get golden visa uae process. The 2024 policy update simplified requirements significantly. You no longer face minimum down payment thresholds.
Mortgage Eligibility Rules
Your property must be financed through a UAE-licensed bank. The total property value should reach or exceed AED 2 million. Net equity calculations matter less than overall ownership value.
Required Bank Documentation
Obtain a No Objection Certificate from your lending bank. The NOC must specify loan amount and paid equity. Banks typically issue these within 5-7 business days upon request.
Financing Options
UAE banks offer 50% to 80% financing for expat property buyers. Loan terms extend up to 25 years for most properties. Interest rates vary based on bank, property type, and your financial profile.
Application Considerations
Submit both the bank NOC and property title deed together. The DLD or ICP portal accepts these combined documents. Processing times match those for fully-owned properties.
Property Maintenance Requirements
You must retain property ownership throughout your visa validity. Selling your property invalidates the golden visa immediately. Replace sold properties with qualifying alternatives to maintain status.
Off-Plan Mortgage Properties
Off-plan properties with mortgages need 50% completion and payment. Provide Oqood registration certificates alongside mortgage documentation. Developers should be approved by local land departments.
Family Sponsorship Options
Family sponsorship expands golden visa benefits to your loved ones. The program offers generous inclusion policies. Your family enjoys the same rights and privileges you receive.
Eligible Family Members
Sponsor your spouse regardless of nationality or employment status. Sons qualify until age 25, while unmarried daughters have no age limit. Dependent parents can join if you prove financial responsibility.
Sponsorship Process
Add family members during initial application or afterward. Each person needs separate documentation and fees. Processing occurs simultaneously for smoother approval.
Children’s Benefits
Children attend schools at resident rates, saving significant costs. They can study, work part-time, or establish businesses. Adult children maintain residency until age limits or marriage.
Spouse Privileges
Your spouse receives independent residency not tied to employment. They can work, invest, or pursue education freely. Divorce doesn’t automatically cancel the visa if property ownership continues.
Parents and In-Laws
Sponsor parents if you demonstrate adequate financial means. They need health insurance and medical fitness certificates. Their visa matches your duration but requires renewal proof.
Domestic Workers
Golden visa holders can sponsor domestic help independently. Maids, nannies, and drivers qualify under standard sponsorship rules. This benefit mirrors privileges of UAE nationals.
FAQs
Can I combine multiple properties to reach AED 2 million?
Yes, you can combine several properties to meet the threshold. Each property must be in freehold zones with proper title deeds.
How long does the application take?
Processing typically takes 15-30 days in Dubai. Other emirates may require 1-2 months depending on verification procedures.
What happens if I sell my property?
Selling your qualifying property invalidates your golden visa. You must purchase a replacement property worth AED 2 million to maintain status.
Do I need to live in the UAE full-time?
No, the golden visa has no minimum annual stay requirement. You can live abroad and return whenever convenient.
Can my adult children work in the UAE?
Yes, children under your sponsorship can work independently. They don’t need separate employment visas from their employers.
Are villa and apartment equally eligible?
Both qualify equally if they meet the AED 2 million threshold. Property type matters less than value and freehold status.
Can I invest in commercial property?
Commercial properties can qualify if properly valued and in freehold zones. Residential properties remain the most straightforward option.
What if my property value drops below AED 2 million?
Eligibility bases on purchase value, not current market value. Maintain your original purchase documentation for renewals.
The golden visa uae program offers property investors unprecedented access to long-term UAE residency. With straightforward requirements, reasonable costs, and extensive family benefits, this visa opens doors to stability and opportunity. Start your application today by verifying your property eligibility and gathering required documents through official ICP or Dubai Land Department portals.
