Dubai Golden Visa

• Live in the UAE without a local sponsor
• A 10-year permit, renewable on the same conditions
• Sponsor your spouse, children and parents
• Open bank accounts and set up a company
• Access to health and education services in the UAE

The Golden Visa is a residence permit. It does not grant Emirati citizenship; naturalisation in the UAE is an exceptional route decided by the authorities.

Who Can Apply?

AED 2,000,000

The real estate route is open to foreign investors who meet all of the following conditions:

• Own one or more properties with a total value of no less than AED 2,000,000, confirmed by a valuation certificate from an office licensed by the Dubai Land Department.
• Hold the property in the investor’s own name; a lien is placed on the property so that ownership continues throughout the validity of the residence permit.
• Be able to support yourself and your family without government support.
• Pass the standard medical examination and security checks carried out during the application.

Off-plan property purchased from approved local real estate companies can also qualify, provided the total value meets the AED 2,000,000 threshold.

Applying With a Mortgage

A mortgaged property does not rule out a Golden Visa application. The Dubai Land Department accepts mortgaged property provided the lender confirms it has no objection.

• The property may be mortgaged at the time of application.
• A no-objection letter from the bank must be submitted, stating that the bank does not object to the residence permit being issued.
• The property value assessed by the Dubai Land Department must still reach AED 2,000,000.

Bank requirements differ between lenders. We obtain the no-objection letter on your behalf as part of the application.

Family Sponsorship

A Golden Visa holder can sponsor their family for residence permits aligned with their own.

• Spouse
• Children
• Parents

Family permits are issued subject to the supporting documents and conditions required by the authorities at the time of application.

Application Process

1. Select the property and complete the purchase.
2. Register the title deed and obtain the valuation certificate from the Dubai Land Department.
3. Apply at a service centre with your passport, title deed, photograph and — where applicable — your Emirates ID and current residence permit.
4. Pay the fees and complete the medical examination at the centre.
5. Receive the residence permit.

The Dubai Land Department states a processing time of 7 to 10 business days once the application is submitted with complete documents.

Fees

The Dubai Land Department publishes a total of AED 9,884.75 for the main applicant, covering the application, medical examination and permit issuance. Family members are charged separately. Fees are set by the authorities and can change; the current schedule is confirmed before your application.

Why the Dubai Golden Visa?

Official source: Dubai Land Department

The requirements on this page follow the current practice published by the Dubai Land Department and the Federal Authority for Identity, Citizenship, Customs & Port Security. Thresholds, fees and documents are set by the authorities and can change.