🏅 UAE Golden Visa 2025

Live, Work &
Thrive in UAE
for 10 Years

Invest AED 2,000,000 in Dubai real estate and unlock a 10-year renewable UAE residency visa — for you, your spouse, and your children. No sponsor needed.

View Eligible Properties Free Eligibility Check
💰
AED 2M
Minimum Investment
📅
10 Yrs
Renewable Residency
✅
0%
Income & Capital Gains Tax
👨‍👩‍👧‍👦
Family
Spouse + Children Included
What is it?

The UAE Golden Visa —
Long-Term Residency
Without a Sponsor

Launched in 2019 and expanded in 2022, the UAE Golden Visa is a long-term residency programme that allows eligible investors, entrepreneurs, and professionals to live, work, and study in the UAE without requiring a local employer or sponsor.

For real estate investors, the threshold is AED 2,000,000 (~USD 545,000). The visa is valid for 10 years and renewable, as long as you maintain ownership of the qualifying property.

No local sponsor or employer required
Valid for 10 years — automatically renewable
Includes spouse, children (any age), and household staff
Can stay outside UAE for more than 6 months without losing residency
Property can be mortgaged — bank-financed value counts
🏅
UAE Golden Visa
Real Estate Investor Category
Visa Validity 10 Years (Renewable)
Sponsorship Self-Sponsored
Issued by ICA (Federal Authority)
Processing Time 2–4 Weeks
Min. Property Value AED 2,000,000
Max. Family Members Unlimited (incl. parents)
Check My Eligibility Free →
Benefits

Why Choose UAE Golden Visa?

Beyond residency — a gateway to one of the world's most business-friendly environments

🏛️

0% Income Tax

Keep every dirham you earn. UAE has no personal income tax, capital gains tax, or inheritance tax.

🌍

Global Travel Hub

UAE passport-holders & residents enjoy visa-free or on-arrival access to 180+ countries.

🏫

World-Class Education

Access top international schools and universities. Children of Golden Visa holders can study at subsidised rates.

🏥

Premium Healthcare

World-ranked hospitals and healthcare system. Residents qualify for comprehensive government health insurance.

💼

Business Freedom

Own 100% of a mainland UAE company. No local partner required. Open bank accounts, sign contracts freely.

🔐

Long-Term Stability

6+ months abroad without losing residency. No employer ties. Renew by simply maintaining your property investment.

👨‍👩‍👧

Full Family Coverage

Spouse, children of any age, parents, and domestic staff all included under one Golden Visa.

📈

Property Appreciates

Dubai property grew 20%+ YoY in 2023-24. Your AED 2M investment isn't just a visa — it's a wealth-building asset.

Requirements

Who Qualifies?

Golden Visa is available across multiple categories — property investment is the most popular route

Most Popular
🏠

Real Estate Investor

AED 2,000,000+
  • One or more properties totalling AED 2M+
  • Mortgaged properties qualify (bank value counted)
  • Off-plan accepted (from approved developers)
  • Joint ownership counts if each share ≥ AED 2M
🏢

Business Investor

AED 2,000,000+
  • Capital investment of AED 2M in an existing company
  • Establishing a company with AED 500K+ capital
  • Approval from Ministry of Economy required
  • Annual capital must be retained
🎓

Exceptional Talents

Merit-Based
  • Scientists, researchers & PhD holders
  • Doctors, engineers, artists, athletes
  • Creative & cultural industry leaders
  • Approval from relevant UAE authority
👩‍🎓

Outstanding Students

GPA 3.75+ or Top 5%
  • UAE university graduates with GPA ≥ 3.75
  • Top students from ranked global universities
  • Secondary school students with 95%+ score
  • Valid for students and their families
🌿

Humanitarian Pioneers

Nomination
  • Recognised humanitarian work globally
  • Recipients of international awards
  • Red Crescent / UN recognised individuals
  • Nomination by UAE Ministry of Community
💻

Digital Nomad / Freelancer

USD 3,500/mo income
  • 1-year renewable digital nomad visa
  • Minimum monthly income USD 3,500
  • Work remotely for a non-UAE employer
  • Stepping stone to long-term residency
The Process

How to Get Your Golden Visa

From property purchase to visa in hand — typically 4–8 weeks

01

Find & Buy Qualifying Property

2–4 weeks

Purchase one or more Dubai properties totalling AED 2M or above. We'll identify Golden Visa eligible listings and assist through the full purchase.

Property search & shortlist Making an offer & signing MOU DLD transfer & Title Deed issuance
02

Get Property Valuation

3–5 days

A DLD-approved valuer certifies your property value. For mortgaged properties, the bank valuation counts toward the AED 2M threshold.

Appoint a DLD-approved valuation firm Receive official valuation certificate For mortgages: obtain bank valuation report
03

Apply Through ICA / GDRFA

1–2 weeks

Submit your Golden Visa application through the ICA Smart Services portal or via the General Directorate of Residency & Foreigners Affairs (Dubai).

Upload Title Deed + valuation certificate Submit passport, visa photos, Emirates ID Pay government fees (~AED 3,800 per person)
04

Biometrics & Medical

3–5 days

Visit an approved typing centre or ICA service centre for fingerprints, iris scan, and a standard health check (chest X-ray + blood test).

Medical fitness test at approved clinic Biometrics registration at ICA/GDRFA Emirates ID application & collection
05

Visa Stamped & Emirates ID

1–2 weeks

Your 10-year Golden Visa is stamped in your passport and your Emirates ID is issued. Repeat the process to add dependants.

Collect stamped passport Emirates ID delivery (post or centre) Sponsor dependants under your visa
Documents

What You'll Need

Valid Passport
Min. 6 months remaining validity
Title Deed / Oqood
Original DLD-issued ownership certificate
Property Valuation
From DLD-approved valuation company
Emirates ID (if any)
Or previous UAE visa copy
Passport-sized Photos
White background, recent (within 3 months)
Mortgage Letter (if applicable)
Bank confirmation of finance amount
Proof of Income (optional)
Bank statements, salary certificate
Costs

Government Fees

Fee Item Amount
ICA Application Fee
Per application
 AED 100
Residency Visa Fee
Per person
 AED 1,150
Emirates ID Fee
Per person, 10-year
 AED 370
Medical Fitness Test
Per adult
 ~AED 320
Biometrics & Registration
Per person
 AED 200
Status Adjustment (in-country)
If already in UAE
 AED 640
Typing / Service Centre Fee
Third-party
 ~AED 150
Approx. Total (per person) ~AED 3,800

Government fees subject to change. Family members (dependants) require separate applications at similar cost.

Eligible Properties

Properties That Qualify

All priced at AED 2M+ — buy any of these and you qualify for a Golden Visa

3BR Penthouse — Panoramic Sea & Marina Views
🏅 Golden Visa
Ready
Marina Vista Residences, Marina Walk, Dubai Marina, UAE

3BR Penthouse — Panoramic Sea & Marina Views

·2,850 sqft
AED 4,200,000
Visa Eligible ✓
2BR Apartment — Creek Tower & Downtown Views
🏅 Golden Visa
Under construction
Creek Horizon Tower, Ras Al Khor, Dubai Creek Harbour, UAE

2BR Apartment — Creek Tower & Downtown Views

·1,320 sqft
AED 2,100,000
Visa Eligible ✓
🏅 Golden Visa
Ready
Palm Signature Villas, Frond N, Palm Jumeirah, Dubai, UAE

4BR Villa with Private Beach & Infinity Pool

·5,200 sqft
AED 9,500,000
Visa Eligible ✓
🏅 Golden Visa
Off plan
Downtown Edge, Sheikh Mohammed Bin Rashid Blvd, Downtown Dubai, UAE

2BR Apartment — Dubai Fountain & Burj View

·1,480 sqft
AED 3,800,000
Visa Eligible ✓
🏅 Golden Visa
Off plan
Jumeirah Bay Waterfront, Jumeirah Bay Island, Dubai, UAE

4BR Luxury Duplex — Private Pool & Sea Views

·4,200 sqft
AED 12,500,000
Visa Eligible ✓
🏅 Golden Visa
Ready
Palm Signature Villas, Frond G, Palm Jumeirah, Dubai, UAE

5BR Signature Villa — Atlantis & Sea Views

·7,800 sqft
AED 18,500,000
Visa Eligible ✓
Browse All Golden Visa Properties
FAQ

Common Questions

Yes. If the property's total value is AED 2M or above, a mortgage does not disqualify you. The bank's valuation certificate is used to confirm the property value, not the remaining loan balance.
Yes — you can combine multiple properties. For example, two apartments worth AED 1.2M and AED 900K each would total AED 2.1M and qualify. All must be in your name and held in Dubai.
Yes, from approved developers and provided the property value is AED 2M+. You may receive a 2-year visa initially, which converts to 10 years upon completion and Title Deed issuance.
Yes. Unlike standard UAE visas, the Golden Visa allows you to sponsor your parents (not just your spouse and children). Domestic workers can also be sponsored under the same visa.
Unlike standard UAE resident visas (which lapse if you're absent for 6 months), the Golden Visa has no such restriction. You can live anywhere in the world while maintaining your UAE residency.
Your Golden Visa is linked to maintaining the qualifying investment. If you sell without purchasing a replacement property of equal or higher value, your visa may be cancelled on its next renewal date.
From property purchase to visa in hand, typically 4–8 weeks. The property transfer itself takes 3–5 business days once paperwork is signed; the ICA visa process adds another 2–4 weeks.
The ICA application can be initiated online. However, biometrics and medical checks must be completed in the UAE. Many applicants visit once for the property purchase and return for a short processing visit.
🏅

Ready to Start Your Golden Visa Journey?

Our team will guide you from property selection to visa in hand — completely free. We've helped 500+ investors secure their UAE Golden Visa.

Start on WhatsApp — It's Free Browse Eligible Properties

No commitment. Zero commission charged to buyers. RERA-licensed consultants.

Layla
AI Property Consultant

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