Golden Visa through property

What the Golden Visa offers

The Golden Visa is a long-term UAE residence visa for qualifying investors, including property owners. Granted through property, it typically runs for 10 years and is renewable as long as you continue to meet the conditions. It is self-sponsored, so it does not depend on an employer, and it is not usually affected by longer periods spent outside the UAE.

The visa gives residency, not citizenship. It allows you to live in the UAE, open bank accounts and access services as a resident, and it can extend to family members. If you sell the qualifying property, your eligibility may change. The rules are set and updated by the immigration authorities, and we confirm the current position before you rely on them.

The value threshold

At the time of writing, a property owner typically qualifies when the property, or properties, they own in Dubai are worth at least AED 2 million. The property must be registered with the DLD in the applicant’s name, and the DLD usually confirms the value as part of the process. Combining properties is generally possible, subject to the current rules.

If you are close to the threshold, check how the value will be assessed before you buy, rather than after. Purchase costs, such as the DLD transfer fee and brokerage commission, do not normally count towards the value. Our advisors can identify homes that meet the threshold comfortably and confirm eligibility with the relevant authorities before you commit.

Including your family

A Golden Visa holder can usually sponsor their spouse and children on a long-term basis. Rules on the age and status of children, and on sponsoring other relatives, are set by the immigration authorities and can change, so we confirm them for your family before you apply. Family members usually complete their own residency steps, such as medical tests and biometrics.

Family visas are generally linked to the main holder’s visa, so they depend on it remaining valid. Plan renewals together, and keep passports, marriage and birth certificates current and, where issued abroad, properly attested. Our team works with you to prepare a complete family file, which keeps the process orderly and avoids repeat visits to service centres.

Which properties qualify

Ready property, off-plan property and mortgaged property can all qualify, with conditions. For off-plan property, the immigration authorities may require the home to be bought from an approved developer and a minimum amount to be paid. For mortgaged property, a letter from the lending bank is usually needed, and the amount you have already paid may be relevant.

Joint ownership rules apply. Where a property is held jointly, the authorities usually look at each owner’s share, and arrangements for spouses can differ. Property held through a company may be treated differently again. Because these conditions are detailed and change from time to time, we confirm how your intended ownership structure will be assessed before you sign anything.

• Ready property registered in your name
• Off-plan property, subject to developer and payment conditions
• Mortgaged property, with a letter from the lending bank
• Joint ownership assessed under specific rules

Documents you will need

Requirements vary with your circumstances, but the core file is consistent. Expect to provide your passport, a recent photograph and the title deed, or the Oqood certificate for off-plan property. Mortgaged property usually needs a bank letter. Residents add their current visa and Emirates ID. Health insurance is typically required, and the immigration authorities may ask for more.

Family members need their own passports and photographs, plus marriage and birth certificates to prove the relationship. Documents issued abroad usually need attestation and, where required, legal translation into Arabic. Gather originals and clear scans early. We review the file before submission, because gaps in the paperwork are what usually slow an application down.

• Passport and recent photograph
• Title deed or Oqood certificate
• Bank letter for mortgaged property
• Health insurance
• Attested family documents

How the application works

The process usually begins with an eligibility check of the property, carried out with the DLD, followed by the visa application to the immigration authorities. Once it is approved, you complete a medical fitness test and biometrics for the Emirates ID, and the residence visa is issued. Applicants outside the UAE typically receive an entry permit first.

Timelines depend on the completeness of the file and the authorities’ processing at the time, so we avoid promising dates. Our team prepares the documents, books appointments and keeps you informed at each step. Fees are charged by the authorities and service centres, and we confirm the current amounts in writing before you begin the application.

• Eligibility check of the property
• Visa application to the immigration authorities
• Entry permit, if applying from abroad
• Medical test, biometrics and Emirates ID