Dubai Golden Visa via Real Estate — Everything You Need to Know

The UAE Golden Visa programme, introduced in 2019 and expanded in 2022, allows real estate investors to obtain a 10-year renewable UAE residence permit when their property investment meets the qualifying threshold. For many international buyers, the visa benefit is as important as the investment return — and understanding the exact rules is critical to structuring a compliant purchase.

The AED 2M Investment Threshold

To qualify for the property investor Golden Visa, you must hold real estate with a total market value of AED 2,000,000 or more. This can be a single property or an aggregated portfolio of properties. The AED 2M must be in fully paid equity.

For a cash purchase, the property's registered value on the Title Deed must be AED 2M or more, held with no registered mortgage. For a mortgaged property, you can use a mortgage, but the paid-up equity component (your down payment plus principal repaid) must equal AED 2M or more, and the first mortgage must be registered with a DLD-approved UAE bank — not an overseas lender.

For developer payment plans, a property purchased off-plan can qualify if the total property value is AED 2M+ and at least AED 2M has been paid to the developer, evidenced by a developer receipt and DLD registration. The final Title Deed is required to complete the visa application, so off-plan buyers typically finalise the visa after handover.

Eligible Property Types

The Golden Visa applies to residential and commercial real estate registered with the DLD, located in designated freehold zones open to foreign ownership. Both freehold and long-term leasehold (99-year lease) properties registered with DLD are eligible.

Co-owned properties (for example, held jointly by a married couple) can qualify if the combined equity meets the AED 2M threshold and the application is made in the name of the primary buyer holding the larger share.

What the Golden Visa Provides

A 10-year renewable UAE residence visa for the primary investor, their spouse, children (regardless of age), and first-degree relatives in some interpretations. Domestic workers can also be sponsored.

The Golden Visa does not require residency — you do not need to live in the UAE to maintain it. However, absences of more than six consecutive months from the UAE may trigger scrutiny from GDRFA. Many investors maintain the visa by conducting regular business or personal travel through Dubai.

UAE residents with Golden Visas receive a UAE Emirates ID, access to UAE banking services, and can sponsor family members for long-term residence. The visa also confers eligibility for certain healthcare and education subsidies.

Application Process

First, verify property eligibility by obtaining a DLD Property Certificate confirming title, value, and absence of encumbrances. If using a mortgage, obtain a letter from your bank confirming the equity paid.

The initial application is submitted to the UAE's Federal Authority for Identity, Citizenship, Customs and Ports Security (ICP) or through the respective emirate's investment body. For Dubai investors, the Dubai Land Department often facilitates this through a one-stop-shop service.

Once the visa is pre-approved, complete a medical examination at an approved DHA (Dubai Health Authority) centre and biometric enrolment for Emirates ID. The 10-year visa is then stamped in your passport. Emirates ID is typically issued within 1–2 weeks.

Approximate government and service fees are AED 4,000–7,000 for the primary applicant. Dependent applications cost approximately AED 2,000–3,500 each.

How Nelkins Assists

Our advisors have guided numerous international buyers through Golden Visa-compliant purchases. The most common structuring questions we address are whether to buy a single AED 2M+ property or aggregate a portfolio, how to structure the purchase to meet the paid-up equity requirement when using developer payment plans, confirming freehold zone eligibility before purchase, and coordinating with DLD service centres for the one-stop visa application.

We do not provide legal advice, but we work with a network of DIFC-based law firms and immigration specialists who can review your specific situation. Contact us before purchasing if your primary objective is Golden Visa eligibility — the exact purchase structure matters significantly.