UAE Golden Visa – Secure Residency Through Real Estate

Want to live in the UAE long-term without sponsorship? The UAE Golden Visa lets you secure residency by investing in real estate. With a minimum property investment of AED 2 million, you can enjoy 10-year residency, sponsor your family and access business opportunities. Whether buying an apartment, villa or commercial space, your investment can open doors to a tax-free lifestyle, high rental yields and market stability. Learn the Golden Visa eligibility, required documents and step-by-step application process. Discover how real estate can be your key to permanent residence in the UAE.

What is the Golden Visa?

The UAE Golden Visa is a long-term residency program introduced in 2019 to attract investors, entrepreneurs, skilled professionals, and exceptional talents. It allows foreigners to live, work, and study in the UAE without the need for a national sponsor.

Key Facts About the UAE Golden Visa:

1. Validity: Available for 5 or 10 years, depending on the applicant’s category.
2. Investment Requirement: Real estate investors need to buy property worth at least AED 2 million to qualify.
3. Sponsorship: Golden Visa holders can sponsor their spouse, children, and domestic workers without restrictions.
4. Employment Flexibility: Visa holders can start businesses, change jobs, or retire without employer sponsorship.
5. Multiple Categories: Besides real estate investors, it’s available for entrepreneurs, skilled professionals (earning AED 30,000+ per month), scientists, and outstanding students.
6. Renewal Process: The visa is renewable indefinitely as long as eligibility criteria are met.
7. Tax Benefits: UAE has zero personal income tax, making it attractive for investors and business owners.
8. No Minimum Stay Requirement: Holders are not required to reside in the UAE for a specific duration to maintain their visa.

This program provides a stable, long-term residency solution for those looking to invest and live in the UAE.

UAE Golden Visa Eligibility Criteria

The UAE Golden Visa is available to individuals in various categories, each with specific requirements. Below are the key eligibility criteria:

1. Real Estate Investors

• Must invest at least AED 2 million in property.
• The property must be fully owned (can be mortgaged with a minimum AED 2 million paid to the bank).
• Off-plan properties may qualify if purchased from approved developers.
• Joint ownership is allowed if each investor meets the minimum share requirement.

2. Entrepreneurs

• Must own a startup registered in the UAE under the Small and Medium Enterprise (SME) category.
• The company must generate at least AED 1 million in annual revenue.
• Business incubator approval or a successful startup sale of AED 7 million or more qualifies.

3. Skilled Professionals

• Must be in high-demand fields such as medicine, IT, engineering, science, business, or law.
• Monthly salary must be at least AED 30,000.
• Requires a valid employment contract from a UAE-based company.
• Must have a bachelor’s degree or higher qualification.

4. Exceptional Talents

• Open to scientists, inventors, artists, athletes, and creative professionals.
• Requires recommendation or approval from a government entity or relevant industry authority.
• No minimum salary or educational qualification is required.

5. Outstanding Students

• High school students must be top-ranking (95%+ grade) in a UAE school.
• University students must graduate from recognized global or UAE universities with a GPA of 3.8 or higher.
• Parents of outstanding students may also qualify for residency.

6. Doctors and Medical Professionals

• Must have a valid UAE medical practice license.
• Requires a specialized degree in medicine or healthcare.
• Includes highly skilled nurses, pharmacists, and healthcare experts.

7. Scientists and Researchers

• Must be recognized by the Emirates Scientists Council or other UAE scientific bodies.
• Requires a PhD or Master’s degree in engineering, life sciences, or technology.
• Must have contributions in scientific research, patents, or innovations.

This diverse eligibility ensures that investors, professionals, and exceptional talents can obtain long-term residency in the UAE.

Key Benefits of the UAE Golden Visa

The UAE Golden Visa provides exclusive long-term residency benefits for investors, professionals, and entrepreneurs. This visa offers financial security, investment opportunities, and lifestyle advantages, making it an ideal choice for those seeking stability in the UAE.

✔ 10-Year Residency with Renewal

• The visa is valid for 10 years and is renewable indefinitely as long as the eligibility criteria are met.

✔ Full Family Sponsorship

• Can sponsor a spouse, children (of any age), and domestic workers without restrictions.

✔ 100% Business Ownership in the UAE

• Investors and entrepreneurs can own businesses in mainland UAE without requiring a local Emirati partner.

✔ Real Estate Investment & Ownership Rights

• Eligible to buy and own freehold properties in designated areas across the UAE.

✔ No Personal Income Tax or Capital Gains Tax

• No personal income tax, no capital gains tax, and no inheritance tax, making the UAE a tax-friendly destination.

✔ Access to Premium Healthcare & Education

• Visa holders and their families can enroll in government and private schools and universities.

✔ No Minimum Stay Requirement

• Unlike many residency programs, there is no mandatory stay duration, allowing visa holders to live abroad while keeping their UAE residency.

✔ Multi-Entry Visa for Hassle-Free Travel

• The visa allows for multiple entries, enabling seamless re-entry into the UAE without additional approvals.

✔ Fast-Track Airport Clearance

• Golden Visa holders benefit from dedicated immigration lanes at UAE airports, ensuring quicker clearance.

✔ Potential Path to UAE Citizenship

• While not an immediate option, long-term Golden Visa holders may qualify for future UAE citizenship reforms.

The UAE Golden Visa offers a unique opportunity for investors, professionals, and their families to enjoy long-term stability, financial benefits, and global mobility. With no tax burden, no sponsor requirement, and business freedom, it stands out as one of the most attractive residency programs globally.

Get UAE Residency by Investing in Real Estate

Investing in UAE real estate is a direct pathway to securing a 10-year renewable Golden Visa. The UAE government has set clear investment requirements and property ownership regulations to qualify for long-term residency. Below are the key conditions investors must meet:

Golden Visa Requirements for Real Estate Investors

• • Minimum Property Investment: AED 2 Million
    • The investor must purchase property worth at least AED 2 million, which can be a single unit or multiple properties that meet the minimum total value.

• Eligible Property Types

• • • Investors can buy residential apartments, villas, townhouses, commercial spaces, or off-plan properties from developers approved by the UAE government.

• Mortgaged Properties Eligibility

• • Properties purchased with a bank mortgage are accepted if the investor has already paid a minimum of AED 2 million towards the loan, and the mortgage is from a UAE-based financial institution.

• Joint Property Ownership

• • If multiple individuals own a property, each investor can qualify for a Golden Visa only if their share in the property meets the minimum AED 2 million threshold.

• Freehold Ownership Requirement

• • The property must be in freehold designated areas, allowing full ownership rights, while properties in leasehold zones do not qualify unless explicitly stated by authorities.

• Visa Validity and Renewal

• • Investors receive a 10-year Golden Visa that is renewable indefinitely as long as they continue to own qualifying property and meet all legal conditions.

• Right to Rent or Sell the Property

• • Golden Visa holders can lease their property to earn rental income or sell and reinvest in another qualifying property without losing their residency status.

• No Minimum Stay Requirement

• • Unlike other residency programs, Golden Visa holders are not required to live in the UAE full-time, allowing them to travel freely while maintaining their status.

• Family Sponsorship Benefits

• • Investors can sponsor their spouse, children (regardless of age), and domestic workers, ensuring long-term residency security for their entire family.

• Fast-Track Residency Approval

• • The application process is streamlined through Dubai Land Department (DLD) and other UAE property authorities, reducing processing time for eligible investors.

By investing in UAE real estate, individuals not only gain a secure and tax-free residency but also benefit from high rental yields, stable property appreciation, and business-friendly policies. This program provides a valuable opportunity for investors seeking long-term residency and financial growth in the UAE.

How to Apply for a UAE Golden Visa Through Real Estate

Applying for a UAE Golden Visa through real estate investment involves a structured process that ensures investors meet all legal and financial requirements. By following the correct steps and providing the necessary documents, property buyers can secure 10-year residency in the UAE. Below is a detailed, step-by-step guide to successfully applying for the Golden Visa as a real estate investor.

Step-by-Step Application Process

✔ Step 1: Purchase an Eligible Property

• To qualify, the investor must buy property worth at least AED 2 million in a freehold area designated for foreign ownership.
• The property can be residential, commercial, or off-plan, provided it is from a government-approved developer.
• Properties acquired through joint ownership are eligible, but the applicant’s share must be AED 2 million or more.

✔ Step 2: Obtain the Title Deed from the Dubai Land Department (DLD)

• Once the transaction is completed, investors must obtain an official Title Deed from the Dubai Land Department (DLD) or relevant real estate authority in other emirates.
• The Title Deed serves as legal proof of property ownership and is a mandatory requirement for the visa application.

✔ Step 3: Mortgage Compliance for Financed Properties

• If the property is purchased with a mortgage, the investor must have paid at least AED 2 million towards the loan.
• A bank statement or mortgage clearance letter from the lending institution is required to confirm the amount paid.
• Properties with a mortgage from a non-UAE bank may not qualify unless otherwise approved by real estate authorities.

✔ Step 4: Gather the Required Documents

• Investors must prepare and submit the following documents:
  • Copy of valid passport (with at least six months’ validity).
  • Recent passport-sized photographs (as per UAE visa specifications).
  • Proof of property ownership (Title Deed) issued by the Dubai Land Department or relevant authority.
  • Bank statement or mortgage clearance (if applicable).
  • Valid health insurance policy covering the UAE.
  • Completed visa application form from the UAE’s immigration system.
  • Emirates ID (if renewing or transferring from another visa type).

✔ Step 5: Apply Through the Real Estate Authority

• The application must be submitted through the Dubai Land Department (DLD) in Dubai, the Abu Dhabi Department of Municipalities and Transport (DMT), or other respective real estate authorities in the UAE.
• Some emirates allow online applications, while others require in-person submission at designated service centers.

✔ Step 6: Undergo Medical Fitness Test

• All visa applicants must complete a mandatory medical test at an approved UAE medical center.
• The test includes a blood test and chest X-ray to check for infectious diseases like tuberculosis.
• Upon passing the test, the applicant will receive a medical clearance certificate, which is required for visa processing.

✔ Step 7: Submit Security Clearance Application

• A background check is conducted by the UAE authorities to verify the investor’s legal record.
• This process includes screening for criminal records or pending legal cases.
• Clearance is typically granted within a few working days unless further verification is needed.

✔ Step 8: Pay the Visa Processing Fees

• Investors must pay the required visa fees, which generally range from AED 2,800 to AED 4,000 per applicant.
• Additional charges may apply for Emirates ID registration, medical tests, and administrative processing.

✔ Step 9: Receive the UAE Golden Visa

• Once the application is approved, the investor will receive a 10-year residency visa stamped in their passport.
• The visa is linked to the UAE’s immigration system, allowing holders to travel freely and re-enter without restrictions.

✔ Step 10: Sponsor Family Members

• After securing the Golden Visa, the investor can apply for dependent visas for their spouse, children (regardless of age), and domestic workers.
• The process requires submitting similar documents, including passport copies, relationship proof (marriage or birth certificates), and health insurance.

The UAE Golden Visa through real estate investment is a straightforward yet detailed process that requires careful compliance with property ownership and financial regulations. By ensuring all eligibility requirements, documentation, and approvals are in place, investors can secure long-term residency, business flexibility, and property ownership benefits in the UAE.

Advantages of Investing in UAE Real Estate

Investing in UAE real estate provides financial security, high returns, and residency benefits, making it a preferred choice for investors worldwide. The market is backed by strong economic policies, infrastructure growth, and investor-friendly regulations.

• High Rental Yields – Rental properties in cities like Dubai and Abu Dhabi offer yields between 5% and 8%, significantly higher than markets in Europe and the US, ensuring steady passive income.
• 100% Foreign Ownership – Non-residents can fully own freehold properties in designated areas, giving them complete control over their investment without the need for a local sponsor.
• Stable and Growing Market – The UAE’s real estate sector is supported by strong demand, economic diversification, and large-scale infrastructure projects, ensuring property values remain stable or increase over time.
• No Property Tax – Unlike many global markets, the UAE does not impose annual property tax, capital gains tax, or inheritance tax, making property ownership more cost-effective.
• 10-Year Residency Visa for Investors – Real estate investors who purchase property worth AED 2 million or more can qualify for a renewable 10-year Golden Visa, offering long-term residency and family sponsorship.
• Flexible Buying and Selling Options – Investors have the freedom to buy, sell, rent, or lease their properties without restrictions, ensuring high liquidity and easy exit strategies.
• Strong Capital Appreciation – Properties in prime locations like Downtown Dubai, Palm Jumeirah, and Yas Island have seen consistent value appreciation due to increasing demand and premium developments.
• Strategic Global Location – The UAE is a global trade and travel hub with world-class connectivity, attracting businesses, expatriates, and tourists, which boosts demand for real estate.
• Well-Regulated Market – Government-backed regulations, such as the Real Estate Regulatory Agency (RERA) and Dubai Land Department (DLD), ensure transparency and protect investors from fraud.
• Growing Tourism and Business Sectors – The UAE’s expanding tourism and business industries create a steady demand for short-term rentals, serviced apartments, and commercial spaces, increasing profitability for investors.

The UAE real estate market is a highly attractive investment option, offering strong returns, residency benefits, and financial security. With its business-friendly policies, tax-free advantages, and investor protection laws, it remains one of the best global destinations for property investment.

FAQs About UAE Golden Visa Through Real Estate Investment

1. Can I get a UAE Golden Visa if I invest in multiple properties?

Yes, investors can qualify for the 10-year UAE Golden Visa by purchasing multiple properties, as long as the total investment value meets or exceeds AED 2 million. The properties must be freehold and located in designated areas where foreign ownership is allowed.

2. Are off-plan properties eligible for the UAE Golden Visa?

Yes, off-plan properties qualify for the Golden Visa, but only if they are purchased from government-approved developers and the amount paid so far is AED 2 million or more. The visa is usually granted after construction milestones are met and a Title Deed is issued.

3. Can I apply for a Golden Visa if I buy property in a joint name with my spouse?

If a property is jointly owned by a married couple, they can apply for the Golden Visa together, provided they present a legal marriage certificate and the total property value meets the minimum investment requirement of AED 2 million.

4. Is there a minimum age requirement for real estate investors applying for the Golden Visa?

Yes, applicants must be at least 18 years old to apply for a UAE Golden Visa through property investment. If the investment is made under a minor’s name, a legal guardian or parent may be required to manage the process.

5. Can I get a Golden Visa if I buy property under a company name?

No, the Golden Visa is only granted for properties owned under an individual’s name. If the property is purchased through a company, the applicant must be the sole owner and provide proof of 100% ownership.

6. What happens to my Golden Visa if I sell my property?

If you sell your property and do not reinvest in another qualifying real estate asset worth AED 2 million, your Golden Visa may be canceled upon renewal. To maintain your visa, you must either purchase another eligible property or switch to another visa category.

7. Can I include my parents in my Golden Visa sponsorship?

No, standard Golden Visa family sponsorship only covers a spouse, children (regardless of age), and domestic workers. However, parents can apply for separate residency visas under special sponsorship rules if the applicant meets the financial requirements for parental sponsorship.

8. Do I need to live in the UAE to maintain my Golden Visa?

No, Golden Visa holders are not required to live in the UAE full-time. They can travel freely and still retain their residency, making it a flexible option for international investors.

9. Can real estate investors work in the UAE with a Golden Visa?

Yes, Golden Visa holders can work, start a business, or invest in other ventures without needing an employer-sponsored work visa. However, if they choose to take up employment, they must obtain a valid labor contract with a UAE-based company.

10. How long does it take to process a UAE Golden Visa through real estate investment?

The Golden Visa application process typically takes 2 to 4 weeks, depending on the documentation, security checks, and real estate verification process. Delays may occur if additional approvals are required.