The Dubai Golden Visa is a great option for people who want to settle in the UAE for the long term. It’s a golden opportunity to secure residency benefits along with your property investment.
By getting a Golden Visa through real estate, you not only secure your future but also enjoy benefits like sponsoring your family, accessing business opportunities, and living a tax-free lifestyle.
In this guide, you will discover all the essential information needed to obtain a Dubai Golden Visa through property investment in 2025, encompassing eligibility criteria and a clear step-by-step application process.
What is the Dubai Golden Visa?
The Dubai Golden Visa, an exciting long-term residency program launched by the UAE government in May 2019, designed to attract investors, talented professionals, innovative researchers, and students. This unique initiative allows foreign nationals to call Dubai home for either 5 or 10 years, depending on their investment or professional standing, with the fantastic opportunity to renew their residency.
Say goodbye to the restrictions of regular visas because the golden visa empowers you with the freedom to live and work in the UAE without the need for a local sponsor.
Golden Visa Through Real Estate Investment
A simple and popular way to obtain a Golden Visa in Dubai is by investing in real estate. The government created this option to promote property investment and boost the real estate market, which is important for the city’s overall economic growth.
When you buy a property that meets a certain minimum price, you and your close family members can apply for a long-term residence visa. This makes it easier for investors to live in Dubai while enjoying the benefits of their investment.
Check: Top Freehold Areas in Dubai for Foreign Investors
Minimum Property Investment Requirements
These are the minimum property investment requirements to avail the opportunity of Golden visa:
1. AED 2 Million Property Value Rule
To be eligible for a 10-year Golden Visa in Dubai, an investor is required to purchase property valued at a minimum of AED 2 million. Eligible properties include:
- Apartments
- Villas
- Townhouses
- Off-Plan Properties
But the developer must be registered with the Dubai Land Department (DLD), and you need to provide proof of completion and payment.
2. Single vs Multiple Properties
The requirement of AED 2 million can be satisfied through the aggregation of multiple properties. The condition is that all properties must be freehold and legally registered in your name. These properties can be in the same emirate or different ones, as long as their combined value is at least AED 2 million.
3. Mortgaged Property Eligibility
Investors looking to purchase property through a mortgage can take advantage of this opportunity if they meet the following criteria:
- The paid-up equity, meaning the amount already settled with the bank, must be at least AED 2 million.
- Submitting a No Objection Certificate from the bank is essential to validate the investor’s ownership of the property.
Eligible Property Types for Golden Visa
When considering the Golden Visa, it’s important to note that not all properties are eligible. The qualifying categories include:
- Freehold: Only freehold properties are eligible means you fully own both the property and the land.
- Residential Properties: This encompasses various types of homes such as apartments, villas, and townhouses.
- Commercial Properties: Only specific approved projects by DLD or government authorities, in this category can qualify.
- Off-Plan Properties: These properties do not qualify until construction is finalized and a Title Deed has been issued.
Step-by-Step Process to Get Golden Visa via Real Estate
Step 1: Choose a Property and Check Eligibility
Ensure the property is valued at AED 2 million or higher to meet investment criteria.
Step 2: Obtain Title Deed
After buying the property, you must get an e-Certificate or Title Deed in your name from the Dubai Land Department (DLD). This is the main proof for your Golden Visa application.
Step 3: Verify Property Value
Get a market valuation certificate from DLD or an authorized body to confirm the property’s value is at least AED 2M. For off-plan properties, you may also need the developer’s registration and proof of payments.
Step 4: If There’s a Mortgage
If the property is mortgaged, you need a No Objection Certificate (NOC) from the bank and a loan statement. In some cases, DLD or GDRFA may also ask for proof of paid-up equity.
Step 5: Submit Your Application
Submit your documents online through the DLD portal or GDRFA. Required documents include:
- Passport copy
- Passport photos
- Title Deed/e-Certificate
- Valuation certificate
- Bank NOC (if applicable)
- Current residence permit or Emirates ID (if you have one).
Step 6: Medical Test and Biometrics
After submitting the application, you need to visit the UAE for a medical fitness test and biometric registration, fingerprints and photo.
Step 7: Pay Fees and Get Final Approval
Pay the required fees, and GDRFA will process your application. It usually takes a few working days to 1–2 weeks, depending on the emirate and your case.
Step 8: Visa Issuance and Next Steps
Once approved, you’ll get a 10-year (renewable) residency visa. After receiving it, apply for an Emirates ID and, if you want, sponsor your family for visas.
Benefits of Dubai Golden Visa for Property Investors
Know the benefits of getting Dubai 5-10 year residency visa:
- A renewable 10-year residency visa is available without the need for a local sponsor.
- Provision to sponsor immediate family members, including spouse, children, and parents.
- Eligibility to sponsor domestic staff.
- No limitations on the duration of time spent outside the UAE, ensuring residency status is retained even with prolonged absences.
- Enhanced stability and security for long-term investment strategies.
- Access to living in a leading global economic and cultural hub.
FAQs
Can I buy a property that’s still being built to qualify for the Golden Visa?
No, you can only use properties that are already finished and have a Title Deed.
Can several family members apply for the Golden Visa using the same property?
Yes, the main owner of the property can help their family members apply for the Golden Visa program.
Do I have to stay in Dubai all the time to keep my visa?
No, you don’t have to live in Dubai full-time. There is no rule about how long you need to be there, so you can live outside of Dubai and still keep your Golden Visa valid.
What happens if the value of my property goes below AED 2 million after I buy it?
Your eligibility is based on the price you paid for the property, not what it’s worth now or in the future.
Conclusion
The Dubai Golden Visa program, particularly through real estate investment, represents an opportunity for expatriates aiming for extended residency rights in the UAE. By committing to a property investment of AED 2 million or higher, investors not only obtain a 10-year renewable visa but also enhance their financial portfolio and provide their families with security and stability.