The UAE Golden Visa is also known as the UAE Golden Visa. This long-term residency visa allows investors and talented foreigners to live, work, and/or study in the country.
In February 2021, the United Arab Emirates introduced major changes to the UAE citizenship law. Under the UAE Golden Visa, the government will allow qualifying investors and individuals of special talents, along with their families, to be legalised. These reforms included the abolishment of exit restrictions for visa holders, the lowering of the required investment amount, and the possibility of off-plan property purchases in Dubai through bank facilities.
These changes have made it a lot easier for investors to get long-term residency visas and get access to the benefits of living in the UAE. The properties obtained as a result are called Golden Visa properties.
The Golden Visa property route in the UAE is more inclusive than other residency options, making it available to a diverse range of investors.
There is no nationality requirement for the property-based Golden Visa, and it is available to residents and non-residents of the UAE.
As with other visas, there's no need for a job, proof of income, or sponsorship from an employer; this one is purely investment-based.
For Golden Visa properties, the applicant's passport should be valid for a minimum of six months at the time of application.
A police clearance certificate to confirm that the applicant does not have a criminal history.
To buy properties for the Golden Visa, applicants are required to undertake a standard medical test in the UAE.
Property must be held for the duration of the visa. If you sell it and don't replace it with another qualifying property, you may not be eligible for renewal.
The minimum property investment is AED 750,000 for a 2‑year residency visa. The 10‑year Golden Visa requires a minimum AED 2,000,000 property investment. And the UAE Golden Visa can be obtained in less than two months.
The UAE has a wide range of property types that qualify for the Golden Visa program. These include residential apartments, villas, townhouses and penthouses, serviced residences and hotel apartments in prime developments. Off-plan properties purchased from approved developers and registered under the Oqood system are also eligible. Certain commercial properties, such as offices and shops, in certain freehold areas, may also qualify.
Properties should be located in freehold areas designated in the UAE to qualify. Ownership must be fully registered with the relevant authority, e.g., the Dubai Land Department.
The property must be in the name of the applicant, but joint ownership is permitted as long as all the owners meet the minimum investment requirement. The developer for off-plan purchases must be licensed and approved by the regulatory authorities.
Each group has specific documents required to obtain a UAE Golden Visa. First, you have to select your visa type. The following documents are among those required for this type of visa:
The cost varies by emirate, but Dubai’s 10‑year Golden Visa typically costs AED 9,000–14,000 per person. This amount may vary based on individual circumstances or additional processing fees. The breakdown of Golden Visa application costs is:
| Item | Approx. Cost |
| Medical examination | 700 AED |
| Residence visa issuance (10 years) | 2,656.75 AED |
| UAE ID card (for 10 years) | 1,153 AED |
| Dubai Land Department fees | 4,020 AED |
| Administrative Fees | 1,155 AED |
There are several visa categories in the UAE depending on the amount of investment in properties. Investors can choose a plan that matches their residency needs and financial goals. Each tier has a different length and renewal settings, so you want to know the differences before you invest.
To submit the application as an investor, you must be ready to make a minimum property investment of AED 2 million.
Invest in property of at least AED 2,000,000 (approx. $545,000). A bank in the UAE will only provide a mortgage if the investor puts down a 20% deposit.
The United Arab Emirates offers a 5-year visa, too. This 5-year version is different from the 10-year Golden Visa. The 5-year visa is for eligible applicants, including Outstanding students, entrepreneurs, exceptional talent, and retirees (55+ years).
To qualify for the 5-year Golden Visa, you must be a part or full-business owner. You are required to prove that your enterprise contributes to the development of science and technology and has a minimum amount of 500,000 AED.
Investors must purchase a property in the Freehold Zones to get a 2-year UAE residency visa.
Buy real estate with a minimum investment of AED 750,000 ($204,000).
The minimum investment is AED 1,000,000 ($272,255) if spouses share the ownership.
An investor may get a loan, but a 50% down payment is required. The size of the investment is tied to the number of property owners. The visa allows a spouse and children under the age of 18.
The procedure for applying for a Golden Visa with a property investment is:
The benefits of the Golden Visa UAE are as follows (but not limited to):
Dubai Marina is a good example of a waterfront community attractive to investors due to high rental demand and lifestyle appeal. Market performance plays a major role in decision-making. High volume activity was observed in Palm Jumeirah and Dubai Design District, with a lot of transactions above the minimum investment threshold. Premium waterfront and lifestyle communities continue to attract international investors seeking both capital appreciation and security of residency.
| Residential areas | Yearly rental yields range |
| Downtown Dubai | 5.0%-7.5% |
| Palm Jumeirah | 3.5%-6.0% |
| Al-Barari | 5.8%-7.2% |
| Business bay | 6.0%-8.5% |
| The Acres | 5.5%-7.0% |
Transaction volumes around AED 2M are expected to remain strong. This isn't a direct count of Golden Visa approvals, but it is a good proxy for real estate investment activity in relation to residency in Dubai.
The larger May 2026 DLD data set showed a large share of AED 2M+ transactions clustered between AED 2 million and AED 2.6 million, implying a strong clustering just above the Golden Visa threshold, rather than well above it.
Volume-driven activity is most visible in Palm Jumeirah and Dubai Design District, with several deals above the minimum investment threshold. Premium waterfront and lifestyle communities remain popular with international investors seeking capital appreciation and security of residency.
Recent regulatory changes also mean there's more flexibility for property investors who are applying via the Golden Visa route. Some mortgaged and off-plan properties qualify under certain conditions under current rules, meaning more overseas buyers can benefit from the scheme.
The Golden Visa program is likely to remain one of the strongest catalysts for transaction activity in communities close to the AED 2 million investment threshold, as Dubai pushes ahead with its residential supply pipeline through 2026.
A Dubai Golden Visa does not automatically give you citizenship. Exceptionally, if the Golden Visa holder provides an exceptional service to the country, he/she may be granted citizenship.
The UAE Golden Visa is just a long-term residency option. Citizenship can be earned through good work, naturalisation, marriage or exceptional merit.
Any age group is fine, as long as they fulfil certain conditions.
Yes, if you buy a property in Dubai worth 2 million AED you can get a 10 year residence visa.
Yes, off-plan property is fine as long as it is bought through a locally licensed real estate company and has a certified value of AED 2 million. With the old upfront-payment rule gone, you don't have to pay a minimum share first, it's the total certified value of the property that counts. In practice the question is whether the purchase was properly registered and the documents were prepared for the visa application.
Yes, joint owners/spouses can add the value of their properties in Dubai.The official route enables one or more properties to fulfil the AED 2 million valuation requirement. The treatment of a jointly owned property depends on the share of ownership and the authority assessment for one applicant so co-owners should double check how it is treated before they commit
A finished property usually starts with the DLD title deed. Depending on the developer, initial sale registration and developer documents may be required before the issuing of title deeds for off plan purchases. What is acceptable proof depends on the stage of the property and the current list of authority documents.
The property must be maintained or replaced with another qualifying investment within the validity period of the visa to remain eligible.
Yes, you can combine multiple properties to reach the investment value needed as long as they are registered in your name and in approved areas.
Yes, normally properties that are mortgaged are accepted as long as the overall value is up to the required levels and the bank approvals are in place.
Exclusively for pre-registered interested parties
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