UAE Golden Visa
Ten years of residency,
secured by property.
A qualifying AED 2 million investment unlocks the UAE Golden Visa — a renewable, self-sponsored residence for you and your family. We advise on it end-to-end, from acquisition to Emirates ID.
What It Is
The Golden Visa is a long-term UAE residence permit that lets qualifying investors and their families live, work and reside in the Emirates without a local sponsor — with property investment among the clearest routes to it.
Introduced to attract global talent and capital, it converts a AED 2 million Dubai property into a decade of self-sponsored residency — renewable, family-inclusive, and unaffected by extended time abroad.
The Advantages
Why the Golden Visa matters
10-Year Renewable Residency
A qualifying property investment grants a long-term, self-sponsored residence visa valid for ten years and renewable indefinitely, provided you retain the qualifying asset.
Sponsor Your Family
Extend residency to your spouse, children and — under current rules — parents and domestic staff, with no upper age limit on dependent children.
No Local Sponsor Needed
The visa is self-sponsored against your asset. You are not tied to an employer or an Emirati partner — your residency stands on the strength of your own investment.
100% Business Ownership
Golden Visa holders can own their onshore UAE company outright, with no requirement for a local shareholder — a decisive advantage for entrepreneurs and family offices.
Stay Abroad Without Lapsing
Unlike standard residence visas, the Golden Visa does not expire after six months outside the UAE — you may live and travel freely while retaining your status.
A Base With Zero Personal Tax
Residency in a jurisdiction with no personal income tax and no capital gains tax on property — turning a Dubai purchase into a genuine home and a strategic advantage.
Who It's For
Built for a certain kind of buyer
The property route suits four profiles especially well — each turning a Dubai acquisition into a decade of settled, self-sponsored residency.
The Investor
Buyers acquiring a AED 2M+ property — a single villa, a prime apartment, or a combined portfolio — who want their capital to earn residency as well as return.
The Entrepreneur
Founders and family offices who want to own their onshore UAE company outright and base themselves in a stable, tax-efficient jurisdiction without a local partner.
The Retiree
Those planning a long-term second life in the sun — securing a decade of residency against a quality Dubai home, with family able to join them under the same visa.
The Remote Professional
Globally mobile executives and business owners who want a genuine base — one that does not lapse during long spells abroad and keeps the family settled in one place.
Eligibility
The AED 2M
threshold, explained
The property route is refreshingly clear: real estate valued at AED 2 million or more. What most investors overlook is how flexibly that figure can be reached — across off-plan, mortgaged and multiple properties.
We confirm your route before you commit a dirham, so the acquisition and the residency application move as one. Rules evolve; we verify the current position with the authorities on every case.
Minimum Property Value
The property investment route requires real estate with a current market value of at least AED 2 million, confirmed by an official title deed or, for off-plan, a registered sale contract.
Purchases Can Qualify
Off-plan properties bought from approved developers qualify, provided the purchase is registered with the Dubai Land Department and meets the AED 2M threshold.
Properties Are Eligible
A mortgaged property can qualify where the required equity is met and the financing bank issues a no-objection certificate — the valuation, not the loan, must reach AED 2M.
Multiple Properties Allowed
The AED 2M can be met across more than one property, allowing investors to build a qualifying portfolio rather than relying on a single asset.
What You'll Need
The document
checklist
A property-based application rests on a short, well-prepared file. We compile and verify every item before submission, so nothing is returned for correction — the difference between a two-week issuance and a two-month one.
Requirements vary slightly by case and are confirmed with the authorities on every application. Consider this an indicative guide, not an exhaustive legal list.
Passport (valid 6+ months)
A clear colour copy of the primary applicant's passport, plus passports for any dependents to be sponsored.
Title Deed or Sale Contract
The Dubai Land Department title deed for a completed property, or a registered sale contract (Oqood) for a qualifying off-plan purchase.
Property Valuation Certificate
An official valuation confirming the property meets — or exceeds — the AED 2 million threshold, where required by the authority.
Passport-Size Photographs
Recent photographs against a white background, to UAE specification, for the primary applicant and each dependent.
Bank No-Objection Certificate
For mortgaged properties, a letter from the financing bank confirming the loan and outstanding balance, with no objection to the application.
Medical Fitness Result
A completed medical fitness test at an approved UAE centre — a quick, standard health screening we schedule for you.
Emirates ID Biometrics
Fingerprint and photo biometrics captured at an ICP centre, forming the basis of your Emirates ID card.
Existing Visa / Entry Stamp
A copy of your current UAE residence visa or most recent entry stamp, where applicable, to support in-country processing.
Indicative Costs
What the visa itself costs
Separate from the property purchase, the government and processing fees for the visa are modest. The figures below are a guide for a single primary applicant — dependents are charged per person.
Figures are indicative and for guidance only. Government fees are set by the relevant authorities and change from time to time; final costs depend on your case, the number of dependents and any service options selected. We confirm exact figures in your personal proposal.
How It Works
From purchase to residency
Consultation & Structuring
We assess your goals and confirm the cleanest route to the AED 2M threshold — a single acquisition, an off-plan purchase, or a combination of assets.
Acquire the Qualifying Asset
We source and negotiate the property, then register it with the Dubai Land Department so the title deed or sale contract evidences the required value.
Prepare Documentation
Passport, title deed, valuation certificate, photographs and — where relevant — bank no-objection and mortgage letters are compiled and verified.
Submit the Application
The application is lodged with the relevant authority (ICP / GDRFA) through our approved channels, including the property-based nomination.
Medical & Emirates ID
You complete a straightforward medical fitness test and biometrics for the Emirates ID — steps we schedule and accompany you through.
Visa Issued — Sponsor Family
Your 10-year residency is stamped, typically within two to four weeks. We then process dependent visas for your spouse and children.
10-Year
Renewable Residency
AED 2M
Investment Threshold
2–4 Wks
Typical Processing Time
0%
Personal Income Tax
A Clear Comparison
Golden Visa vs standard residence
The two are worlds apart in security and freedom. Where a standard visa ties you to an employer and a short cycle, the Golden Visa stands on your own asset.
| Golden Visa | Standard Residence Visa | |
|---|---|---|
| Validity | 10 years, renewable indefinitely | 2 – 3 years, renewed each cycle |
| Who sponsors you | Self-sponsored against your asset | Employer or property owner sponsors you |
| Time abroad | No lapse for extended stays outside the UAE | Can lapse after ~6 continuous months abroad |
| Family sponsorship | Spouse, children (no age cap), parents & staff | Subject to salary and eligibility conditions |
| Business ownership | 100% onshore ownership, no local partner | Standard company & sponsorship rules apply |
| Ties to employer | None — residency stands on your investment | Ends if employment ends |
Keeping It Valid
Maintaining your residency
A Golden Visa is low-maintenance by design — but not no-maintenance. Four things keep it in good standing across the decade.
Retain the Qualifying Asset
The visa is anchored to your property. As long as you continue to own real estate meeting the required value, your residency remains valid across the ten-year term.
Keep the Emirates ID Current
Your Emirates ID runs alongside the visa. We flag renewal windows in advance so the card never lapses and your day-to-day access to services is uninterrupted.
Renew at the Ten-Year Mark
Renewal is straightforward where the qualifying property is still held: refreshed documents, a repeat medical, and re-issuance — with no requirement to leave and re-enter.
Selling? Plan the Transition
If you sell the qualifying property, the residency basis changes. We structure a replacement acquisition or an alternative route in advance so your status is never left exposed.
Take the Next Step
Put the AED 2M route into action
Model the Numbers
Use our calculator to size a AED 2 million purchase, mortgage and the equity you'll need to qualify.
Open CalculatorBrowse Qualifying Homes
Explore prime and super-prime properties above the AED 2M threshold, on and off-market.
View ListingsRelocate With Ease
From schooling to banking and utilities, our relocation service settles you and your family in Dubai.
Explore RelocationCommon Questions
Golden Visa, answered
The property route requires real estate with a market value of at least AED 2 million. The threshold is based on the property's registered value on the title deed, not on how much you have paid to date. The AED 2M can also be met by combining more than one qualifying property.
Once the qualifying property is registered and your documents are in order, the visa is typically issued within two to four weeks. This includes submission, the medical fitness test, biometrics and Emirates ID issuance. We manage each stage and accompany you through the appointments.
Yes. As the primary holder you can sponsor your spouse and children — with no upper age limit on dependent children — and, under current rules, your parents and domestic staff. Dependents receive residency linked to your ten-year visa.
Off-plan properties purchased from approved developers can qualify, provided the sale is registered with the Dubai Land Department and the value meets the AED 2 million threshold. We confirm developer and project eligibility before you commit.
Yes. A mortgaged property can qualify where the property's valuation reaches AED 2 million and the required equity conditions are satisfied. The financing bank must issue a no-objection certificate confirming the loan and outstanding balance. We coordinate this directly with your lender.
No. Unlike a standard residence visa — which can lapse after six continuous months abroad — the Golden Visa allows you to remain outside the UAE for extended periods without losing your residency, so long as you retain the qualifying asset.
Yes. The property route has no upper age limit — a retiree acquiring a qualifying AED 2 million home can secure the same ten-year, self-sponsored residency, and sponsor a spouse alongside them. It is one of the cleanest ways to base a retirement in Dubai.
The Golden Visa is tied to holding a qualifying asset, so selling the property that supports it affects your status. In practice we plan ahead — arranging a replacement qualifying purchase or an alternative route before completion — so there is no gap in your residency.
Yes. As the primary holder you can sponsor your spouse and children — with no upper age limit on dependent children — and, under current rules, your parents and domestic staff. We prepare and lodge each dependent application alongside your own.
One Property, One Realtor
Secure your Golden Visa.
One senior advisor will guide you from choosing the right qualifying property to holding your Emirates ID — discreetly, and end-to-end.