Dubai Golden Visa - Residency by Investment
Secure a 10 years, renewable UAE residency through Dubai real estate – no sponsor, no employer, and full family inclusion, from a minimum investment of AED 2 million.
A Decade in Dubai, Secured by What You Already Do Best - Invest
The Dubai Golden Visa turns real estate ownership into long-term residency: 10 years, renewable, with no employer to answer to and no sponsor standing between you and the Emirates. For investors who already think in property, it is the most direct route into one of the world’s most tax-efficient, connected, and ambitious economies.
Pathway
AED 2,000,000 minimum in qualifying Dubai real estate, verified at Dubai Land Department valuation - not purchase price, not equity paid.
Key Benefit
10 year, renewable UAE residency for you and your entire family, with zero personal income tax and no employer sponsorship required
Overview of the Dubai Golden Visa
The UAE Golden Visa is a long term residence permit created to reward genuine, lasting investment in the country and for real estate investors, that threshold is now clearly defined: property with a Dubai Land Department certified value of AED 2 million or more. Unlike almost every other route into UAE residency, the Golden Visa carries no employer sponsor, no local partner, and no requirement to hold a job at all. It is granted directly to you, on the strength of the asset you hold.
Where the program has changed meaningfully in 2026 is in what counts toward that AED 2 million figure. The former rule requiring 24% of a property’s value to be paid off before an application could proceed has been removed entirely a mortgaged property now qualifies in full, provided its certified value reaches the threshold, regardless of how much of the loan remains outstanding. Off-plan property from an approved developer qualifies too, from the point its Oqood is registered with the Dubai Land Department. Investors may also combine more than one property to reach the AED 2 million mark, giving genuine flexibility to diversify rather than concentrate capital in a single asset.
Once granted, the visa runs for ten years and is renewable indefinitely, provided the qualifying investment is maintained. It extends automatically to a spouse and children with no upper age limit on dependants and, in many cases, to parents and domestic staff, making it as much a family decision as an investment one.
Benefits of the Dubai Golden Visa
- No employer sponsor, no local partner, and no job requirement. The visa is yours by right of investment, not employment.
- Full family inclusion: spouse, children with no upper age limit, and in many cases parents and domestic staff, all under the same visa.
- Zero personal income tax on your earnings, anywhere in the UAE.
- No minimum stay requirement. You can remain outside the UAE for extended periods without the visa lapsing
- The right to open UAE bank accounts, hold a UAE driving licence, and enrol children directly in the country’s international schools.
- 100% mainland business ownership rights, should you choose to build a venture alongside your property investment.
- A tangible, appreciating real estate asset in one of the world’s most active property markets – the visa is a return on capital already working for you
- Access to a global hub between Europe, Asia, and Africa, with world-class infrastructure and one of the most stable, ambitious economies in the region
Requirements of the Dubai Golden Visa
The threshold is precise: real estate with a Dubai Land Department certified value of AED 2 million or more. This is not the price you agreed with the seller, nor the amount you have paid to date – it is the DLD’s own valuation of the property, recorded against the title deed, and it is that figure the authorities rely on. A contract price above AED 2 million offers no guarantee if the DLD’s certified valuation falls short.
Several forms of ownership now qualify. A single ready property at or above the threshold is the simplest case. Multiple properties can be combined, provided their certified values together reach AED 2 million – a genuine option for investors who prefer to diversify rather than commit to one asset. Off-plan property from a RERA-registered developer qualifies from the point its Oqood is registered with the Dubai Land Department; a reservation form or memorandum of understanding alone is not sufficient. And mortgaged property qualifies in full: since the February 2026 policy change, the total certified value of the property is what counts, not the equity you’ve paid down – a bank No Objection Certificate confirming the mortgage position is required as part of the file. Where a property is jointly owned, each individual owner’s share must independently meet the AED 2 million threshold.
The property itself must sit within a designated freehold zone open to foreign ownership a purchase outside these zones will not qualify, regardless of value. Beyond the investment itself, applicants must provide a valid passport, UAE health insurance, a clean criminal record, and for mortgaged purchases the bank’s NOC in the format the authorities require, since mismatched wording is among the most common causes of delay.
The Application Procedure
Everything begins with the investment itself: identifying a qualifying property, in a freehold zone, at a value that will clear AED 2 million once formally assessed not simply agreed on paper. From there, the path to residency runs through three coordinated authorities: the Dubai Land Department (DLD), which registers the property and issues its official valuation; the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), which processes the federal nomination; and the General Directorate of Residency and Foreigners Affairs (GDRFA) Dubai, which issues the residence permit itself. A unified digital platform now carries an application through all three stages without requiring separate visits to each office.
We begin by confirming your property’s DLD valuation meets threshold and, where it falls short on paper, advising on how a portfolio of properties might be combined to reach it. We then compile your full documentation file: the DLD valuation certificate or title deed, passport and Emirates ID, UAE health insurance, bank statements, and where relevant the bank NOC for a mortgaged property or the developer’s confirmation for an off-plan purchase. This file is submitted through the DLD’s nomination process, which coordinates directly with ICP and GDRFA on your behalf.
Once nominated, your file undergoes review typically three to five business days for straightforward cases followed by a medical fitness examination at an approved centre and biometric capture for your Emirates ID. From submission to visa issuance, the process typically takes two to four weeks for a well-prepared file; complications such as a mismatched bank NOC or an unregistered Oqood can extend this considerably, which is why document accuracy at the outset matters more than speed of submission.
Once issued, your Golden Visa is delivered electronically, and dependants included in your application proceed through the same process alongside you.
Our Commitment
Approval rests with the UAE authorities the DLD, ICP, and GDRFA against valuation and documentation standards that leave little margin for error, and no advisor can guarantee a specific outcome. What we commit to is precision where it matters most: verifying your property’s qualifying value before you commit capital, assembling a documentation file built to the exact format each authority expects, and flagging the details – an unregistered Oqood, a freehold zone boundary, a mismatched bank NOC that most often cost investors weeks of avoidable delay. Before any engagement begins, we set out our respective responsibilities in a clear written agreement.
AED 2 million (approximately USD 545,000) in qualifying Dubai real estate, based on the Dubai Land Department’s certified valuation — not your purchase price or the amount you’ve paid to date.
Yes. Since the February 2026 rule change, a mortgaged property qualifies in full once its certified value reaches AED 2 million, regardless of the outstanding loan balance. A bank No Objection Certificate is required as part of the application.
Yes, provided it is from a RERA-registered developer and its Oqood has been registered with the Dubai Land Department. A reservation form or MOU alone is not sufficient to qualify.
Yes. The certified values of multiple properties can be combined to meet the threshold, offering flexibility for investors who prefer a diversified portfolio over a single asset.
No. The Golden Visa requires no employer sponsor and no local partner – it is granted directly to you as the property investor.
Yes. The visa extends to your spouse and children, with no upper age limit on dependants, and in many cases to parents and domestic staff as well.
Typically two to four weeks from a complete application to visa issuance, though this depends heavily on documentation accuracy – a mismatched bank NOC or an unregistered Oqood are the most common causes of delay.
Ten years, renewable indefinitely provided the qualifying property investment is maintained.
No. There is no minimum stay requirement. The Golden Visa does not lapse due to extended time spent outside the UAE.
Contact Us Today
As specialists in UAE residency by investment, we are well placed to identify a qualifying property, navigate the Dubai Land Department, ICP, and GDRFA process on your behalf, and secure your family’s decade in Dubai. Contact us for a confidential consultation.