Dubai Golden Visa Through Property
Buy AED 2M+ property, get 10-year UAE residency. No employer sponsor. Sponsor your family. Stay abroad indefinitely without losing your visa.
What's the Deal?
The UAE Golden Visa gives property investors long-term residency without needing an employer sponsor. Introduced 2019, simplified 2024. Key change in Jan 2024: down payment requirement removed.
Property Requirements
AED 2,000,000 minimum
Current DLD valuation must be AED 2M+. Purchase price doesn't matter—it's the current market value. Can combine multiple properties.
Residential or commercial
Both property types qualify. Freehold areas only. Off-plan must be 50%+ complete for off-plan route, or use completed property.
Mortgaged properties OK
Bank financing allowed. Need NOC (No Objection Certificate) from bank. No minimum down payment since Jan 2024.
2024 Rule Change
Down payment requirement was scrapped Jan 24, 2024. Previously needed AED 1M (50%) paid. Now just need property valued at AED 2M—mortgaged or not.
Application Process
Get DLD valuation certificate
Property must value at AED 2M+. Apply via Dubai REST app or DLD office. Takes 2-3 days. Costs AED 250.
Gather documents
Passport copy, passport photo, title deed, bank NOC (if mortgaged), valid UAE health insurance, proof of relationship (for family).
Apply via DLD portal
Submit at dubailand.gov.ae or Dubai REST app. DLD forwards to GDRFA (immigration). Pay ~AED 4,000 DLD fees.
Medical + biometrics
Complete medical test at approved UAE center. Get Emirates ID photo/fingerprints at GDRFA. Inside UAE only.
Receive Golden Visa
Visa stamped in passport. 10-year Emirates ID issued. Total time: 2-6 weeks depending on documentation.
Family Sponsorship
Golden Visa lets you sponsor family for the same 10-year duration. No age limits on children. Can sponsor parents (with conditions).
| Who | Requirements | Duration |
|---|---|---|
| Spouse | Marriage certificate (attested), health insurance | 10 years |
| Sons | No age limit. Birth certificate required. | 10 years |
| Daughters | Unmarried, any age. Birth certificate. | 10 years |
| Parents | Must prove sole financial responsibility. Health insurance mandatory. | 10 years |
Family sponsored under Golden Visa can work in UAE. If visa holder dies, family can stay until visa expiry. From Jan 2026, health insurance mandatory for all family members.
Golden Visa vs Other Options
| Feature | Golden Visa | Standard Employment | Retirement Visa |
|---|---|---|---|
| Duration | 10 years | 2 years | 5 years |
| Sponsor | Self | Employer | Self |
| Property min. | AED 2M | None | AED 1M |
| Age | Any | Any | 55+ |
| Abroad limit | None | 180 days | 180 days |
| Sponsor parents | Yes | No | No |
Frequently Asked Questions
What is the minimum investment for Dubai Golden Visa?
AED 2,000,000 (approximately $545,000 USD). This is based on the current Dubai Land Department valuation, not the original purchase price. You can combine multiple properties to reach the threshold.
Are UK citizens eligible for Dubai Golden Visa?
Yes. UK citizens are fully eligible for the Dubai Golden Visa through property investment. There are no nationality restrictions—any nationality can apply if they meet the AED 2M property investment threshold.
Can I get a Golden Visa with a mortgaged property?
Yes. Since January 2024, you can qualify for the Golden Visa with a mortgaged property. There is no minimum down payment requirement—you just need the property to be valued at AED 2M or more. You will need a No Objection Certificate (NOC) from your bank.
Can I use joint ownership for Golden Visa?
Joint ownership is allowed, but each owner must own property worth at least AED 2M to qualify for their own Golden Visa. A single AED 2M property owned by two people (AED 1M each) would not qualify either party for the visa.
How long does Golden Visa processing take?
Typically 2-6 weeks from application submission. This includes DLD valuation (2-3 days), document processing, medical examination, and Emirates ID biometrics. Processing times can vary based on document completeness.
Can I sponsor my family under Golden Visa?
Yes. Golden Visa holders can sponsor spouse, children (sons of any age, unmarried daughters of any age), and parents. Family members receive the same 10-year visa duration and can work in the UAE. Health insurance is mandatory for all sponsored family members.
At a Glance
- Min. investment AED 2M (~$545K)
- Duration 10 years
- Renewable Indefinitely
- Processing 2-6 weeks
- Total fees ~AED 10,000
- Health insurance Required
Fee Breakdown
- DLD fees AED 4,020
- Residency permit AED 2,857
- Emirates ID (10yr) AED 1,153
- Medical exam AED 700
- Admin fees AED 1,155
- Total ~AED 9,885
Visual Guide
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