How to Secure a Golden Visa for Property Investors in UAE?

To secure a UAE Golden Visa as a property investor in Dubai, you need to own a property in Dubai valued at least AED 2 million. This can be a villa, apartment, or commercial property, including off-plan properties (50% completed). You must be physically present in the UAE, provide documents like a valid passport, title deed, and health insurance, and apply via the Dubai Land Department or ICP Smart Services. The process typically takes 7-10 business days, costing around AED 9,884.75.

How to Get a Golden Visa for Property Investors in UAE

Owning a property in Dubai worth no less than AED 2 million qualifies you to get a Golden Visa in the UAE. This includes a villa, apartment, or commercial property. Also, off-plan properties (50% completed) are included. While in the UAE, you need to submit certain documents like a passport, title deed, and medical insurance, then apply through the Dubai Land Department or ICP Smart Services. Generally, the processing time is 7-10 business days for a fee of approximately AED 9,884.75.

Why Dubai Is the Perfect Place for a Golden Visa Investment in 2025?

Just try to imagine yourself moving to Dubai: a city that offers endless opportunities, where the sun shines all year round, and skyscrapers soar to unimaginable heights. The UAE, positioned strategically between Europe, Asia, and Africa, is a collective dream for investors around the world. With excellent infrastructure—modern roads, numerous state-of-the-art airports, and bustling ports— coupled with a friendly business environment, it truly is an investment hub.

The UAE Golden Visa benefits property investors even more. With this advanced investment visa, you can live in Dubai for a decade, and it is renewable as long as you own the property. If you want to invest in real estate, Dubai’s dynamic markets and policies are ideal. From owning a villa in Palm Jumeirah to an apartment in Downtown Dubai, the Golden Visa offers an opportunity to establish roots in the UAE and enjoy its multicultural charm along with luxury shopping, exquisite dining, and rich socio-cultural activities. 

What Makes the UAE Golden Visa So Special for Property Investors?

The UAE Golden visa is not just a travel document; It provides a new lifestyle. Here’s why investors are eager to get the 10-Year Investor Visa in Dubai: 

• Extended Residency: You have up to a decade of renewable residency, giving you permanency. No more worrying about having a 5-year renewal cycle.
• No Local Sponsor Needed: You don’t have to stress about a local sponsor. This autonomous visa allows you to freely work or even set up a business in Dubai.
• Unrestricted Travel: With a Golden Visa, travel and live outside the UAE without restrictions. The 6-month rule does not apply, and your visa remains valid despite years-long absence.
• Family-Friendly: Extend the same sponsorship to your spouse, children below the age of 30, parents, and even domestic helpers for up to 10 individuals for a solid decade.
• Job Loss: Stressed about losing a job? Don’t be! The Golden Visa affords you the luxury of not having to exit the UAE within 30 days, like other visas. 
• Tax-Free Living: Enjoy the benefit of opening a bank account with no taxation status, blanketing your investments.
• Education and Healthcare: Your family has access to world-class education and healthcare facilities. Dubai has some of the best schools and medical services in the UAE for your family’s well-being.
• Enhanced Lifestyle: A high standard of living, free from crime, is what makes Dubai desirable. Luxurious shopping malls and recreational activities are boundless within an incredibly diverse community.

Who Can Apply for a 10-Year Investor Visa Through Property Investment?

Let’s check your eligibility for the Dubai Golden Visa as a property investor. The Golden Visa rules of eligibility are easy to understand:  

• Property Investors: You should be a foreign investor, either a visiting investor or a resident one, who possesses a property in Dubai that is valued at a minimum of AED 2 million (approximately USD 545,000).  
• Other Applicants: The UAE grants the Golden Visa to other entrepreneurs, scientists, and top scholars, but our interest is in real estate investment.  
• Investment Geographical Requirement: You are required to be physically present in the UAE at the time of lodging your application. The process cannot be initiated from outside the country.  

Some emirates have extra requirements. For instance, the Abu Dhabi Residents Office requires you to retain your property investment for a minimum of two years post-visa acquisition. In Dubai, they are more lenient, but you will still need to fulfill the investment requirement.

What Are the Key Requirements for a Property Investor Golden Visa in Dubai?

For obtaining a Property Investor Golden Visa for a decade, you are expected to satisfy the following criteria:  

• Minimum Investment: You are allowed one villa, apartment, condominium, or office space. Your investment must equal or exceed AED 2 million. Additionally, an assortment of multiple properties may be utilized.  
• Mortgaged Properties: Off-plan properties also qualify. You are liable to pay upfront the value of at least 50%; this means the property must be 50% completed. You also have to pay an official evaluation certificate to confirm the value.  
• For joint ownership: If the property is jointly owned (say with a spouse), your stake must amount to AED 2 million. If the property is AED 4 million, and you have equal shares, only one of you can apply as the main visa holder and sponsor the other, allowing them to benefit.  
• Bank NOC (no objection letter): If your property is on mortgage, you must obtain a Bank NOC showing you have paid a minimum of AED 2 million towards it.  
• Property type: It must be a residential or commercial property. Properties elsewhere in the Emirates or DIFC may not qualify—aim for property in Dubai.
• Rules on Ownership: You must fully possess the property, and the title deed’s name must align with your passport.  
• Physical Presence: You have to be located in the UAE during the application procedure.   

A DLD fee of 4% applies, and documents such as Oqood (a property contract) and a Statement of Agreement need to be prepared.   

Which Documents Are Needed for a Golden Visa Application in the UAE?  

Let’s organize your documents! To qualify for the 10-Year Investor Visa in the UAE, you will require the following:  

• Valid Passport: Ensure you provide a colored photocopy of your passport, which is not expired and has at least six months of validity remaining.  
• Recent Photo: Passport-sized photo taken in the last three months against a white background. It must meet ICP specifications.  
• Title Deed: An e-certificate of Title or property title deed from the Dubai Land Department is required as proof.  
• Health Insurance: This must be provided by an insurer based in the UAE, as the GDRFA mandates for all residence permits.  
• Statement of Account: For mortgaged properties, this is required with proof of having paid AED 2 million.  
• Emirates ID: For residents, remember to add your Emirates ID.
• Current Visa: A Xerox copy of your residence permit or UAE Visa, if applicable.
• Family Documents: To sponsor your family, include:
• IBAN Number: Provide your International Bank Account Number for applicable transactions.
• Six Months Bank Statement: For some applications, you may be required to provide a bank statement for the last six months.
• National ID: For nationals of Iran, Pakistan, Iraq, Libya, and Afghanistan, please provide your National ID.

For an easy process, you can upload these documents to the DLD vault on dubailand.gov.ae.

How Can You Apply for a Golden Visa as a Real Estate Investor in Dubai?

Here’s how to apply for your Golden Visa for property investors—it’s easier than you think! Let’s break it down with a story: Meet Sarah, a mom from London who moved to Dubai with her family after buying a villa in Dubai Hills Estate.

Step 1: Determine Eligibility

Confirm you qualify for the UAE Golden Visa (e.g., investor, professional, student), meeting criteria like a minimum investment (e.g., AED 2 million for real estate), professional qualifications, or academic excellence.

Step 2: Gather Documents

Collect required items: valid passport copy, recent passport-sized photos, proof of eligibility (e.g., property agreement, business license, degree), bank statements (if needed), medical fitness certificate, Emirates ID form, and proof of health insurance.

Step 3: Choose Application Channel

Decide your method: apply online via the ICP (ica.gov.ae) or GDRFA (gdrfad.gov.ae) portal, or in-person at authorized typing centers or Amer service centers in the UAE.

Step 4: Submit Application

Register on the chosen portal (if online), upload or submit documents, complete the form, and pay the application fee (typically AED 2,000–5,000, plus service charges).

Step 5: Undergo Background Checks

Wait as authorities verify documents and conduct security and eligibility checks.

Step 6: Await Approval

Monitor your application status (usually 30–60 days) via email, SMS, or the portal for approval notification.

Step 7: Complete Biometrics

If approved, visit a designated center for fingerprinting and Emirates ID processing.

Step 8: Receive Golden Visa

Get your 5- or 10-year visa (based on category), linked to your Emirates ID and passport.

Note: The Federal Authority for Identity and Citizenship might ask for extra supporting documents, so keep copies ready.

How Much Will a 10-Year Investor Visa Cost You in 2025?

Let’s talk about the costs of a 10-year Investor Visa in Dubai. The total is around AED 9,884.75, but here’s the breakdown:

• Medical Examination: AED 700
• Emirates ID (10 years): AED 1,153
• Residency Fees (10 years): AED 2,856.75
• Dubai Land Department Fees: AED 4,020
• Administrative Fees: AED 1,155

A. Extra Costs for Family:

• Family Residence Permit (10 years): AED 5,774.50
• Parents Residence Permit (10 years): AED 5,774.50
• Per Sponsored Person: Add AED 100 for each dependent.
• Family Sponsorship File Opening: AED 318.75

B. Other Fees:

• Visa Renewal: AED 9,419.75
• Visa Cancellation: AED 190.75

You can pay with a bank transfer, credit card, or cash. Some sources mention a lower cost of AED 6,100 + AED 76.83 VAT, but AED 9,884.75 is the standard in 2025. Fees can change, so check with the Government Services Office for updates.

How Long Does It Take to Get Your Golden Visa Approved in Dubai?

You might be wondering, “How long does it take to get a Golden Visa in Dubai?” It usually takes 7-10 business days, but here’s what affects the timeline:

• Pre-Approval: The proof of investment (like your title deed) goes to the DIFC or GDRFA for pre-approval. This can take a few days.
• Document Verification: The background check and document verification add a few more days.
• Medical Exam: You’ll need to be in the UAE for at least 2 weeks to complete the medical test and biometric scan.

Some VIP services can speed things up to 5 working days, while others might take 2 weeks. Unforeseen delays from authorities can happen, so plan. Sarah, our example from earlier, got hers in 7 days because she had all her documents ready!

Where Should You Invest in Dubai to Qualify for a Golden Visa?

Where to invest in Dubai for your Golden Visa? Here are the best areas based on your budget and investment type:

• Downtown Dubai: Perfect for luxury properties near the Burj Khalifa. Great for high investment returns.
• Dubai Marina: Offers modern apartments with water views—ideal for rental income.
• Palm Jumeirah: A fancy island with villas and penthouses. It’s a premium property hotspot.
• Dubai Hills Estate: A calm area with townhouses for families who want green spaces.
• Arabian Ranches: Spacious villas in a community setting—perfect for a relaxed lifestyle.

These areas are known for stable property appreciation, meaning your real estate investment will grow over time. They easily meet the AED 2 million threshold, and you can even diversify your investment by buying 5+ properties across these spots to reduce risks.

How to Sponsor Your Family with a UAE Investor Visa?

Good news—you can bring your family to Dubai with a UAE Investor Visa! Here’s how to sponsor them for the same 10-year period:

A. Who You Can Sponsor:

• Spouse: Include a certified marriage contract (attested by MOFA and translated into Arabic).
• Children: Sponsor your sons and daughters (even under 30) if they’re unmarried. Provide a certified birth certificate.
• Parents: Sponsor your parents with a certified dependency certificate from the consulate.
• Domestic Helpers: Sponsor up to 3 housemaids or drivers.

B. Extra Documents:

• A no-objection letter (NOC) from the father, notarized, if the mother is the sponsor.
• An undertaking that daughters or sons over 18 are not married.

What Are the Lifestyle Benefits of Living in Dubai with a Golden Visa?

Living in Dubai with a Golden Visa is amazing! Here’s what you’ll enjoy:

• High Standard of Living: Dubai offers a crime-free environment where you can walk around safely, even at night.
• Entertainment Options: From luxury shopping malls to fine dining and cultural events, there’s always something fun to do.
• Family-Friendly: Your kids can attend top-tier education schools, and your family can access healthcare services at world-class medical facilities.
• Tax Benefits: Enjoy tax-free living with a UAE bank account. No taxes mean more savings for your family!
• Dynamic Community: Meet people from all over the world in a multicultural UAE setting.
• Work Flexibility: Want to work? You can, with MOHRE approval, start a business setup in the UAE with ease.

Pro Tips: Boost Your Golden Visa Experience in Dubai

Here are some pro tips to make the most of your Golden Visa for property investors property over 2 million worth:

• Diversify Your Portfolio: Spread your AED 2 million across 5+ properties to reduce risks. Mix a villa in Palm Jumeirah with an apartment in Downtown Dubai.
• Save on Fees: Look for platforms that cover property registration fees, buyer agency fees, and administrative fees—you could save up to AED 150,000!
• Start a Business: Use your business freedom to launch a company formation in Dubai. A business setup in Dubai lets you grow your investment portfolio.
• Work in Dubai: Get MOHRE approval to work for a company or hire a business setup consultant in Dubai to start your venture.
• Fast-Track Your Visa: Use a VIP service to get your visa in 5 working days for quicker visa approval.
• Plan Your Medical Exam: Schedule your medical examination early to avoid delays. You’ll need to be in the UAE for at least 2 weeks.

FAQs About the Golden Visa for Property Investors in Dubai, UAE

Q1: What Properties Qualify for a Golden Visa in Dubai?

You can use residential or commercial properties like villas, apartments, condos, or office spaces. Off-plan properties qualify if they’re 50% completed and you’ve paid 50% of the total property value.

Q2: Can Multiple Properties Combine for AED 2 Million?

Yes! You can combine multiple properties under your name as long as the total value is at least AED 2 million. For example, an apartment in Dubai Marina and a villa in Arabian Ranches.

Q3: What If My Mortgage Payments Are Below AED 2 Million?

If you haven’t paid AED 2 million yet, you won’t qualify until you do. Get a bank NOC showing your payments to track your progress.

Q4: Can Joint Owners Both Get Visas If the Property Is Over AED 4 Million?

If the property is worth AED 4 million and you have equal shares, only one of you can apply as the main visa holder and sponsor the other. If each share is AED 2 million, you can both apply separately.

Q5: Are There Other Ways to Get a Residence Permit Through Real Estate?

Yes! If your property is worth AED 750,000, you can get a two-year residence permit under the Taskeen Programme.

Q6: How Does the Property Valuation Work for a Golden Visa?

You’ll need an official evaluation certificate from the Dubai Land Department to confirm your property’s market value is at least AED 2 million.

Final Thoughts

The Golden Visa for property investors in Dubai, UAE, is your chance to live in one of the world’s most exciting cities! With a minimum investment of AED 2 million, you’ll get a 10-year residency, family sponsorship, and the freedom to travel with ease or work freely. Plus, you’ll enjoy a high standard of living, top-tier education, and tax-free banking in a crime-free environment.

Whether you’re a resident investor or visiting investor, this investor visa offers a flexible residency and a lucrative real estate market to grow your investment portfolio. Ready to start your investment journey in Dubai? Invest in property in Dubai today and secure your future in the UAE!