In a world where borders are tightening, the UAE Golden Visa has become a symbol of freedom, a promise of long-term residency in one of the safest, most globally connected countries on earth.

From entrepreneurs and scientists to artists and athletes, the UAE has opened its doors wide to those who create, build, and invest. And among all categories, the real estate pathway stands tall as the most practical, profitable, and enduring route to securing a future in the Emirates.

Here’s everything you need to know.

Golden Visa Categories in 2025

The Golden Visa now includes multiple high-value categories, each with its own eligibility pathway:

• Property Investors
  
• Doctors and Specialists
  
• Scientists and Researchers
  
• Creative People in Culture & Arts
  
• Inventors
  
• CEOs, Executives & General Managers
  
• Athletes
  
• PhD Holders and Academic Experts
  
• Specialists in Engineering & Science
  
• Outstanding Students in UAE Schools
  
• Graduates of Accredited UAE Universities
  
• Business Owners and Entrepreneurs
  

While these categories reflect the UAE’s vision for a knowledge-driven, diversified economy, the real estate category remains the cornerstone, attracting global investors who want not just a home, but a foothold in the UAE’s thriving market.

The Real Estate Pathway to the UAE Golden Visa

Why Choose Real Estate?

Because it’s tangible. Because it appreciates. Because it’s the bridge between lifestyle and investment.

The UAE real estate pathway allows investors to obtain long-term residency through property ownership, making it one of the most secure and straightforward routes to the Golden Visa.

Here’s how it works in detail.

1. 10-Year Property Investor Golden Visa

Minimum Investment: AED 2,000,000.

This is the flagship visa for serious investors who want to establish long-term roots in the UAE.
To qualify:

• The property must have a minimum market value of AED 2 million.
  
• It can be ready or off-plan.
  
  • For off-plan: at least 20% must be paid, or the project must be 50% completed.
    
• Mortgaged properties are accepted, provided you have an NOC from your bank.
  
• Joint ownership is allowed:
  
  • Married couples can combine ownership.
    
  • Non-married partners can apply only if each owns property worth AED 2M or more.
    

Documents Required:

• Title Deed (or Oqood & SOA for off-plan units)
  
• Passport copy
  
• Emirates ID & existing visa copy
  
• Health insurance card
  
• Bank NOC (if mortgaged)
  

Government Fees: AED 10,500
Service Fees: AED 5,000

Processing Time: 2–4 weeks

This visa is valid for 10 years, renewable as long as the property is held. You can also sponsor your spouse, children, and domestic staff under this visa.

2. 2-Year Property Investor Visa

Minimum Investment: AED 750,000 (with AED 375,000 paid-up)

A great entry point for new investors who are beginning their UAE journey.

Eligibility:

• Must own a ready or off-plan property worth at least AED 750,000.
• Minimum paid-up amount of AED 375,000.
• Joint ownership allowed for couples or partners (each must meet AED 750K share).
• Mortgaged properties accepted with bank NOC.

Documents Required: Title Deed, passport, Emirates ID, photo, good conduct certificate (Dubai Police), and health insurance.

Fees:

• Government: AED 11,000
  
• Service Fees: AED 5,000
  

Validity: 2 years, renewable.

This visa is especially popular with off-plan investors and first-time buyers entering Dubai’s booming real estate market.

3. Retirement Visa – 5 Years

Eligibility:

• Applicant aged 55+
• Owns fully paid property worth AED 1 million or more
• No mortgage accepted
• Only joint ownership between husband and wife permitted

Fees:

• Government: AED 7,000
• Service Fees: AED 5,000

This visa bridges investment and lifestyle a retirement plan that comes with sunshine, safety, and stability.

4. The Off-Plan Advantage

Unlike older residency schemes, the UAE now allows off-plan properties to qualify under certain conditions:

• At least 20% of the value paid, or
• 50% construction completed, and
• The developer issues Oqood & SOA (Statement of Account) to prove ownership and payment progress.

This shift reflects Dubai’s growing trust in its developers and its ambition to make the market accessible to forward-thinking investors who buy early.

5. The Mortgaged Property Path

Owning a property under mortgage doesn’t disqualify you anymore, but you’ll need an NOC from your bank confirming your paid-up equity and that the bank has no objection to you applying for residency.
This is a huge step forward, making the Golden Visa pathway accessible to investors leveraging finance instead of cash.

6. Inside Country Applications

All property-related Golden Visa applications are processed inside the UAE, ensuring a smooth and direct process. Once approved, you’ll undergo:

• Medical examination
• Emirates ID biometric registration
• Visa stamping on your passport

From start to finish, the process is streamlined, no middlemen, no ambiguity, just clarity and control.

7. Why the Real Estate Route Outperforms Others

• Secure, asset-backed pathway: Your investment is in tangible property, not volatile instruments.
  
• Dual benefit: You get both residency and returns.
  
• Strong market growth: Dubai’s property prices rose over 20% year-on-year in 2024 and continue climbing.
  
• Flexible ownership: Joint titles accepted; mortgaged and off-plan eligibility widened.
  
• Full family coverage: You can include dependents, domestic workers, and even extend coverage to parents in some cases.
  
• Resale resilience: Even after selling, your visa can remain valid until renewal, provided eligibility remains.
  

In essence, the Golden Visa through real estate isn’t just a residency permit, it’s a long-term wealth strategy built on security, returns, and lifestyle. Learn more about this from our guide: UAE Golden Visa 2025: Real Estate Pathways Explained.

Richmond Properties: Your Gateway to the UAE Golden Visa

At Richmond Properties, we don’t just sell homes; we help you secure your future. With a portfolio spanning Dubai’s most lucrative developments and a team well-versed in Golden Visa eligibility and property investment strategy, Richmond ensures your path to UAE residency is seamless, transparent, and profitable. Whether you’re buying your first AED 750K apartment or investing in a AED 2 million luxury villa, we handle every detail, from property selection to visa facilitation.

Invest smart. Live freely. Partner with Richmond Properties today and begin your journey to long-term UAE residency through real estate that moves your life forward.

FAQs

Can off-plan properties qualify for the UAE Golden Visa?
Yes. Off-plan units qualify if 20% is paid or 50% construction completed, with documents (Oqood & SOA) from the developer.

Do I need to pay cash or can I use a mortgage?
Mortgaged properties are accepted with a bank NOC confirming your equity and clearance to apply.

 What is the minimum value for a 10-year visa?
AED 2,000,000 in total property value, whether in one or multiple units.

Can my spouse and children be sponsored under my property investor visa?
Yes, Golden Visa holders can sponsor family members under the same permit.

Can I apply if I co-own the property with a business partner?
Yes, as long as each owner’s share meets the required threshold (AED 2M for 10-year, AED 750K for 2-year).

Is the visa valid if I sell the property?
It remains valid until expiration, but renewal requires proof of continued eligibility.

What are the processing times and costs?
Typically 2–4 weeks. Fees range from AED 12K to 16K, including government and service charges.