The UAE Golden Visa — formally the Long-Term Residence Visa — was introduced in 2019 and has since been expanded and refined. For property investors, it represents an opportunity to obtain a long-term UAE residency permit as a by-product of an existing or planned real estate investment, without any requirement to live full-time in the country.
For international and expatriate investors, the combination of a Dubai property asset and a ten-year UAE residency permit carries practical appeal: a legal right to reside, work, and do business in the UAE; the ability to sponsor family members; and the flexibility to use the UAE as a base without committing to a permanent move.
This guide explains the property investment route to the Golden Visa in detail — thresholds, eligible property types, the application process, what the visa provides, and what it does not.
As with all residency and visa matters, rules are subject to change. This guide reflects the position as of June 2026. Always verify current requirements with the General Directorate of Residency and Foreigners Affairs (GDRFA) or a qualified UAE immigration lawyer before initiating an application.
What is the UAE Golden Visa?
The UAE Golden Visa is a long-term residence visa valid for ten years, renewable, available to investors, entrepreneurs, qualified professionals, exceptional talents, and others meeting defined criteria. Unlike a standard UAE employment or dependant visa — which is tied to an employer and typically valid for two to three years — the Golden Visa is self-sponsored and not employer-dependent.
Key characteristics of the Golden Visa:
- Duration: 10 years, renewable
- No minimum stay: Holders are not required to spend a minimum number of days in the UAE to maintain the visa
- Self-sponsored: Not tied to an employer; you sponsor yourself and your family
- Open to all nationalities: There are no nationality restrictions on eligibility
- Multiple entry: Holders can enter and exit the UAE freely
Property investment routes to the Golden Visa
The AED 2 million (10-year) Golden Visa
The primary property investment route to the Golden Visa requires ownership of UAE real estate with a value of at least AED 2 million. At mid-2026 exchange rates, this is approximately USD 545,000, GBP 430,000, or EUR 500,000, though these equivalents fluctuate with exchange rates.
The property must be:
- Located in a designated freehold area in the UAE
- Registered with the relevant land authority (Dubai Land Department or equivalent in other emirates)
- Valued at or above the AED 2 million threshold as assessed by the relevant authority
Mortgaged properties: The UAE authorities have, subject to conditions, permitted properties under mortgage to count towards the AED 2 million threshold, provided the investor's equity in the property (the portion actually paid) meets a minimum requirement. The equity threshold and specific conditions have been adjusted over time and should be confirmed with an immigration adviser or directly with the GDRFA at the time of application.
Off-plan properties: Off-plan properties — those purchased from a developer before or during construction — can in certain circumstances count towards the threshold. The Oqood registration certificate (see our buying guide) is typically used as evidence of the investment. Conditions apply, including minimum payment levels, and not all off-plan projects or payment stages may qualify. Confirm the eligibility of a specific off-plan asset before relying on it for a visa application.
Multiple properties: An investor can potentially aggregate the value of multiple UAE properties to reach the AED 2 million threshold, though the specific rules on aggregation should be confirmed with the issuing authority.
Lower thresholds and shorter-term visas
Below the AED 2 million Golden Visa threshold, other UAE residency options may be available through property investment:
- Two-year investor visa: Investors in UAE property above a lower threshold (the threshold and conditions have varied; confirm current requirements) may qualify for a standard two-year investor residency visa. This visa is employer-independent but does not carry the ten-year term or the same rights as the Golden Visa.
- Other emirates: Abu Dhabi, Ras Al Khaimah, Sharjah, and other UAE emirates have their own property investment visa schemes, which may differ in threshold and eligibility criteria.
For most international investors targeting a meaningful UAE residency position, the AED 2 million Golden Visa remains the primary objective. See our UAE property hub for an overview of investment options across price points.
What the Golden Visa provides
Long-term, self-sponsored residency
The most significant practical benefit is the ability to reside in the UAE for up to ten years without needing employer sponsorship. The visa can be renewed at the end of its term, provided the qualifying investment is maintained.
The right to work and do business
Golden Visa holders may work for any UAE employer, set up businesses, and engage in self-employment without additional work permit requirements that would otherwise apply to non-residents.
No minimum stay requirement
Unlike many residency-by-investment programmes elsewhere, the UAE Golden Visa does not impose a minimum number of days per year that the holder must spend in the UAE. Holders can be based primarily outside the UAE and return only occasionally without the visa lapsing on residency grounds alone.
This is a meaningful distinction for investors who want legal UAE residency as a second base or optionality, without committing to relocating their primary life and work.
Family sponsorship
Golden Visa holders can sponsor their immediate family, including:
- Spouse — the spouse receives a residency visa tied to the primary holder's Golden Visa
- Children — minor children can be sponsored; adult children may be eligible subject to specific conditions (including unmarried daughters)
- Domestic workers — household staff can typically be sponsored under the primary holder's visa
Family members' visas are generally aligned in duration to the primary Golden Visa and do not carry independent work rights (though spouses can in many cases obtain separate work authorisation).
Access to UAE banking and services
UAE residency enables access to UAE bank accounts, credit facilities, driving licences, and other practical financial and administrative services. Non-residents can open bank accounts in the UAE but face more restrictions, so residency status genuinely expands practical utility.
Step-by-step: applying for the Golden Visa through property
The application process involves both the relevant land authority (for property verification) and the General Directorate of Residency and Foreigners Affairs (GDRFA), which issues the visa. In Dubai, the DLD and GDRFA work together on investor visa applications.
Step 1 — Confirm your property qualifies
Before beginning the application, confirm that your property meets all current eligibility criteria: it is in a designated freehold area, it is registered and has a valid title deed or Oqood certificate, its assessed value meets the AED 2 million threshold, and any mortgage equity conditions are satisfied. A qualified UAE immigration lawyer or the DLD investor services desk can advise.
Step 2 — Obtain a property valuation
The relevant authority will require an official valuation of the property. This must be conducted by a DLD-approved valuer, not a private estimate. Valuations are based on market value and are the figure against which the AED 2 million threshold is assessed, not necessarily the price you paid.
Step 3 — Gather required documents
Typical documents required for a property-based Golden Visa application include:
- Valid passport (with at least six months' remaining validity)
- Recent passport-size photograph (UAE specification)
- Title deed or Oqood certificate
- Official property valuation report from a DLD-approved valuer
- Proof of payment (receipts, bank statements)
- Mortgage documentation (if applicable), including equity confirmation from the lender
- Health insurance valid in the UAE (a requirement for visa issuance)
- Medical fitness certificate (from a UAE-approved medical centre)
Additional documents may be required depending on individual circumstances. Requirements can and do change; verify the current list with the GDRFA or a licensed immigration consultant.
Step 4 — Submit the application
Applications are typically submitted through the DLD investor services channel (for Dubai properties) or the equivalent authority in other emirates, which coordinates with the GDRFA. In many cases this can be done in person or through an authorised representative.
Processing times vary; budget several weeks for the full process including medical tests, document verification, and visa issuance.
Step 5 — Emirates ID
On visa approval, you will be required to complete biometric registration and obtain a UAE Emirates ID card. This is issued by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP). The Emirates ID is the primary identity document for UAE residents and is needed to access most UAE services.
Step 6 — Family applications
Once your own Golden Visa is issued, you can begin the process of sponsoring eligible family members. Each family member will need their own medical fitness test, health insurance, and Emirates ID.
What the Golden Visa does not provide
It is important to be clear about what the visa does not offer:
- It is not UAE citizenship. Golden Visa holders do not hold a UAE passport and do not have voting rights. UAE citizenship is a separate matter, available through a limited and distinct process.
- It does not make you UAE tax-resident automatically. UAE tax residency is a separate legal status with its own criteria. Simply holding a UAE Golden Visa does not necessarily establish you as UAE tax-resident or extinguish your tax obligations in your home country. Take specialist advice on your tax residency position.
- It is not a path to permanent residence (in the traditional sense). The UAE does not operate a conventional permanent residence system; the Golden Visa is a long-term renewable status rather than indefinite leave to remain.
For investors interested in the intersection of UAE residency and tax planning, see our guide to Dubai property taxes and fees and consult a qualified international tax adviser.
Related guides
- How to buy property in Dubai
- Dubai property taxes and fees
- UAE property hub
- Residency and citizenship by investment
How Global Investments can help
Global Investments has over 32 years of experience guiding international and expatriate clients through property purchases and residency planning across multiple jurisdictions. Our team can help you identify Dubai properties that meet the AED 2 million Golden Visa threshold, connect you with UAE-qualified immigration lawyers and valuers, and ensure your investment is structured in a way that supports both your property goals and your wider residency or wealth planning objectives. Contact us to discuss your position with no obligation.
Frequently asked questions
What is the minimum property value for the UAE Golden Visa?
The primary investment threshold for a property-based Golden Visa is AED 2 million. This can, subject to conditions, be met through a mortgaged or off-plan property, though the specific requirements should be confirmed with the issuing authority at the time of application.
Can I include a mortgaged property to reach the AED 2 million threshold?
In certain circumstances, yes. The UAE has permitted mortgaged properties to count towards the threshold, but conditions apply — including minimum equity requirements — and the rules are subject to change. Take professional advice before relying on a mortgaged asset.
Does the Golden Visa require me to live in the UAE?
There is no minimum stay requirement attached to the UAE Golden Visa. Holders can remain outside the UAE for extended periods without the visa being cancelled, which distinguishes it from many other residency programmes.
Can I sponsor my family on a Golden Visa?
Yes. Golden Visa holders can sponsor spouses, children (including adult children subject to conditions), and in some cases domestic workers. The family members' visas are generally tied to the primary holder's Golden Visa status.
Is the Golden Visa the same as UAE citizenship?
No. The Golden Visa is a long-term residency permit, not citizenship. It allows you to live and work in the UAE but does not confer a UAE passport or citizenship rights. UAE citizenship is granted through a separate and very limited process.
What happens to my Golden Visa if I sell the qualifying property?
If you sell the property that qualified you for the Golden Visa before the visa expires, you may lose your eligibility for renewal unless you replace it with another qualifying investment. Seek legal advice before selling a qualifying asset.
This guide is for general information only and does not constitute financial, legal or tax advice. Programme rules, prices and tax rates change; verify current requirements with a qualified adviser before acting.