Thinking about planting roots in the UAE? The Golden Visa has become a preferred residency route for people looking for long-term stability, business opportunity, and a high quality of life. It enables eligible individuals to live, work and study in the UAE without a local sponsor.
One of the clearest paths to eligibility is investing in property. For many international buyers, real estate ownership offers a straightforward way to gain residency while participating in a dynamic market.
This guide walks you through how to obtain a UAE Golden Visa through property investment, outlining who qualifies, the benefits, and the steps to submit an application in 2025.
Launched in 2019, the Golden Visa scheme aims to attract long-term investors and skilled residents to the UAE. Depending on the category, successful applicants receive 5- or 10-year residency, renewable as long as they continue to meet the conditions.
For property buyers, the program offers both residency and the chance to hold valuable assets in one of the region’s fastest-evolving economies.
To be eligible for the Golden Visa under the property investment route, applicants must satisfy specific conditions. As of 2025, the main points are:
Minimum Investment Value:
You must own property or properties with a combined value of at least AED 2 million (roughly USD 545,000).
Ownership Type:
The property should be fully purchased and registered in your name and not excessively mortgaged (loans should not exceed 50% of the asset’s value). Off-plan units typically do not qualify until construction is complete.
Eligible Properties:
Properties must be inside the UAE and recorded under your ownership. Residential or commercial units can qualify if they meet official valuation criteria.
Shared Ownership:
Jointly owned assets are acceptable, but your individual share must meet the AED 2 million threshold.
Source of Funds:
The purchase funds must be legal and verifiable, with documentation to prove their origin.
These measures help ensure that Golden Visa recipients are genuine long-term contributors to the UAE economy.
Investors usually fall into one of two categories:
Granted to property owners who hold assets worth AED 2 million or more.
Can be renewed while the qualifying property remains in your ownership.
Holders can sponsor their spouse, children and domestic staff.
Usually available to those with significantly larger investments — often AED 10 million or more across real estate, business or financial assets.
Provides longer-term certainty and broader privileges, such as expanded business and banking access.
Confirm that your property qualifies by reviewing the title deed, type of ownership and official valuation through the Dubai Land Department (DLD) or the matching authority in the emirate where your asset is located.
Typical documentation includes:
Property title deed(s)
Passport and current visa copy
Emirates ID (if already registered)
Recent utility bills or an Ejari tenancy contract (if you live in the UAE)
Bank statements or proof of payment for the property
Police clearance certificate (required by some emirates)
Submit your paperwork through one of several channels, such as:
The Dubai Land Department’s “Cube Centre”
ICP Smart Services Portal for federal processing
TAMM (Abu Dhabi) or RAK Municipality in Ras Al Khaimah for local submissions
Authorities will then verify your documents and ownership details.
After preliminary approval, you’ll undergo a medical fitness test and biometric steps to obtain an Emirates ID.
Following final checks, you’ll be issued either a 5- or 10-year residency visa, along with the associated privileges.
Long-Term Residency:
Live in the UAE for 5 or 10 years without depending on a local sponsor.
Family Sponsorship:
Sponsor your spouse, children (no age cap), and household staff.
Business Flexibility:
You can form or run a business anywhere in the UAE.
Travel Convenience:
You may stay outside the UAE for more than six months while retaining residency — useful for global investors.
Top-Tier Services:
Benefit from world-class healthcare, education and infrastructure in the UAE.
Potential Financial Upside:
Prime markets like Dubai, Abu Dhabi and Ras Al Khaimah have shown steady capital growth and rental returns.
If your goal is both a qualifying investment and strong returns, consider these locations:
Dubai Marina – Waterfront living with high rental demand.
Downtown Dubai – Central, high resale appeal near major landmarks.
Palm Jumeirah – Luxury developments with long-term value potential.
Business Bay – Central hub with growing commercial interest.
Abu Dhabi’s Saadiyat Island & Yas Island – Cultural and leisure precincts that support long-term appreciation.
Buying Off-Plan Too Soon:
Only completed and registered properties generally qualify for the Golden Visa.
Overlooking Legal Ownership Rules:
Ensure the property is registered under your personal name and compliant with UAE regulations — corporate or nominee ownership can be problematic.
Misjudging Valuation:
The AED 2 million requirement is based on official market valuation, not just the paid price. Confirm valuations with the Land Department before applying.
Relying on Heavy Loans:
Mortgaged properties may only qualify if at least 50% of the property’s value has been paid.
The UAE has shifted from a tax-advantaged destination to a global centre for innovation, business and lifestyle. A Golden Visa obtained through property investment gives buyers personal stability and entry to a market shaped by ambitious visions like Dubai’s D33 and Abu Dhabi Vision 2030.
For entrepreneurs, retirees, and global citizens alike, the Golden Visa is about more than residency — it’s a way to secure long-term ties to a forward-looking country.
With careful planning, the right property choice and awareness of evolving rules, your investment can deliver both a home and a strategic foothold in the UAE.
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