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

To get a UAE Golden Visa as a property investor, you need to own a property in Dubai worth at least AED 2 million. This can be one or more residential or commercial properties, including off-plan properties that are 50% completed. You must be physically present in the UAE, submit documents like a valid passport, title deed, and health insurance, and apply through the Dubai Land Department or online via ICP Smart Services. The process takes about 7-10 business days, and the total cost is around AED 9,884.75.

How to Get a Golden Visa for Property Investors in UAE

To secure the UAE Golden Visa as a property investor, you should possess a residential or commercial property in Dubai valued at no less than AED 2 million. This can include multiple properties as well as off-plan properties that are 50% complete. You will need to be located in the UAE and submit documents such as a valid passport, title deed, and health insurance. And can then apply through the Dubai Land Department or online through ICP Smart Services. The procedure takes around 7-10 business days, and the total expenses amount to roughly AED 9,884.75. 

Why Choose a Golden Visa for Property Investors in Dubai, UAE?

In the event you are looking for a property investment location that is accompanied by a booming economy, then Dubai is certainly one of the best options. The UAE lies in an advantageous position, which is at the heart of Europe, Asia and Africa, making it a central point for international investors. The modern infrastructure, which includes world-class roads and skyscrapers, only adds to the beauty of the city. That is also a major reason why the UAE Golden Visa for property investors has gained so much importance in 2025.

Golden Visa is a long-term visa allowing one to stay in UAE for 10 years. In terms of leave, its renewal means that you do not need to worry about departing anytime soon. This visa allows you to own a villa, apartment, or even commercial property, so it is an investment in a city with great potential. Consider living in a place that allows for an unparalleled standard of life, with investments in luxury shopping, cultural events, fine dining and, most interestingly, an opportunity to further become an investor. 

What Are the Benefits of a 10-Year Investor Visa in Dubai?

So, what’s the appeal for an Investor Visa lasting 10 years? Let’s analyze some enticing advantages that transform this visa into a literal perk for real estate investors.

• Long-Term Residency: You receive a 10-year residency that can be renewed. This enables a sustained period of stability to focus on planning your life in the UAE- stress-free as there are no constant renews every 2 or 3 years.
• No Sponsor Needed: Unlike standard visas, there are no local sponsorships required. Independence and freedom to relocate, work, or even set up a business are all possible because no one else is controlling you.
• Venture Out of the UAE Without Restrictions: With a Golden Visa, feel free to roam outside the UAE for any period—no 6 month limit! Even if you do decide to live abroad for a few years, your visa remains valid.
• Family Limits: You can move your spouse and children (including those under 30), parents, and even aides like maids or drivers (up to ten people total) over to your residency. They, too, will benefit from the same visa advantages you do.
• Work-Related Freedom: In case of job loss, you don’t have to exit the UAE within 30 days, as other visas impose. The Golden Visa affords you the comfort of residing in the country while searching for new employment in peace.
• Access to Education and Healthcare: They become eligible to receive world-class education and medical care. The UAE is home to a vast range of quality UAE educational institutions and medical services to ensure the well-being of your family.
• Improved Standard of Life: Enjoy the luxurious lifestyle offered in Dubai, including ultra-modern shopping centers, exquisite restaurants, and active entertainment in an area with a low crime rate.
• Tax-Free Living: One more perk of opening a bank account in UAE – you can enjoy tax-free banking! Your investment returns will be appreciated even more!

Who Is Eligible for a Golden Visa Through Property Investment?

Do you qualify for a Dubai Golden Visa? The eligibility criteria are quite simple for property investors. Here’s who can apply: 

• Real Estate Investors: You should be either a foreign resident investor or a visiting foreign investor who has opened a property in Dubai.  

• Minimum Investment: Your property value should be no less than AED 2 million (approx USD 545,000). This is applicable to one or more properties as long as they meet the investment threshold. 

• Other Professionals: In addition, the UAE grants the Golden Visa to other professionals like entrepreneurs, scientists, and outstanding students, but for this guide, our focus is on investment property.

The Visa application form may be commenced only upon your physical presence in the UAE. Some emirates, for instance the Abu Dhabi Residents Offfice, expect you to keep your real estate holding for a minimum period of 2 years post Visa endorsement. In Dubai, it is easier!

What Are the Requirements for a Property Investor Golden Visa for 10 Years?

This permits me to delve into the criteria that need to be fulfilled in order to obtain a 10-year Golden Visa for Property Investors. In this case, you will have to meet the following criteria:

• Property Value: A residential or commercial property needs to be set up in Dubai for no less than AED 2 million. This can be a villa, an apartment, a condo or even an office space; every form of property is accepted.
• Multiple Properties: Don’t have one single big property? Not an issue! You can use more than one property that is under your name provided their total figure is AED 2 million.
• Off-plan Properties: If buying an off-plan property, the property must be more than 50% in the construction phase, and also you must pay 50% of the total property value. 
• Mortgaged Properties: If you are in possession of a mortgaged property, then you will be fine! A bank NOC (no objection letter) is required which shows proof of payment of at least AED 2 million towards the particular property.
• Drawn Ownership: In the case of joint property ownership (like with a spouse), your stake must be a minimum of AED 2 million. For instance, the property is worth AED 4 million; if both you and your spouse are equal shareholders, only one of you can be the primary applicant and sponsor the other. 
• While Applying in the UAE: You are required to be physically in the UAE to submit your application. If you are outside the country, you cannot apply. 
• Visa Requirements: The visa requirements state that the property must be fully leased to you, and the title deed should be issued in your name, which should match your passport. 

Note: You’ll also need to pay the 4% DLD fee (Dubai Land Department fee) and have documents like Oqood (a property contract) and a Statement of Agreement.

What Documents Do You Need for a 10-Year Investor Visa in the UAE?

Having the needed documents is extremely essential for a simple submission of a visa application. Proceeding are the following requirements of the 10-year investor visa in UAE.

• Valid Passport: You are required to have a valid passport for a minimum of six months with a clear colored photograph of the bio-data section of the passport attached.
• Passport Size Photograph: The photo should have been captured no more than three months ago and be taken against a white backdrop and of ICP quality. 
• Title Deeds: For Dubai real estate, you will require a copy of the Title Deeds or E-Certificate of Title issued by the Dubai Land Department.
• Statement of Account: In any case, for mortgaged properties, obtain a Statement of Account or a bank letter indicating that you have paid a minimum of AED 2 million.
• Health Insurance: Your basic health insurance policy document from a UAE insurance provider. Alternatively, you can use your home country’s insurance; however, the regulation mandates that all residence permits require insurance coverage.
• Date of issue Emirates ID: If you are a UAE resident already, do include a copy of your Emirates ID.
• Current Visa: If applicable, copies of your current resident permit or UAE visa.
• Marriage Certificate: Support your application with a spouse by attaching a certified marriage certificate bearing the MOFA seal alongside an Arabic legal translation.
• Birth Certificate: For the offspring, registered birth certificate.
• Dependency Certificate: For the parents, file a certified dependency certificate issued by the consulate.
• IBAN Number: Provide your IBAN required for making payments. 
• Bank Statement: Some applications may necessitate a six-month bank statement accompanying the application to ascertain their financial standing.
• National ID: Nationals of Iran, Pakistan, Iraq, Libya and Afghanistan, present your National ID.

Note: You can upload these documents to the DLD vault on the dubailand.gov.ae website for easy submission.

How to Apply for a Golden Visa as a Property Investor in Dubai?

Ready to apply for your Golden Visa for property investors? Here’s a step-by-step guide to make it easy:

Step 1: Gather Your Documents:

Collect all required documents like your passport, title deed, and health insurance. Double-check everything to avoid delays.

Step 2: Choose Your Application Method:

You can apply in a few ways:

Step 3: Online Application:

Visit the ICP Smart Services website, select Golden Visa services, fill out the form, upload documents, and pay the fees. You’ll get updates via email.

Step 4: Golden Visa Service Centres:

Visit the Golden Cube at the Dubai World Trade Centre or Al Manara Center. Grab a queue ticket, submit your application, and pay. Their working hours are Monday to Thursday, 8:00 am to 3:00 pm, and Friday, 8:00 am to 12:00 noon.

Step 5: Amer Service Centres:

Find your nearest Amer Centre, submit your application, and pay the fees.

Step 6: Medical Examination:

After submitting, you’ll be notified by email to schedule a medical examination (costs around AED 700). You must attend this in person.

Step 7: Biometric Scan:

If needed, you’ll be scheduled for a biometric scan to capture your fingerprints and photo for your Emirates ID.

Step 8: Wait for Approval:

Once everything’s submitted, the Dubai Immigration team will review your application. You’ll get your visa approval via email when it’s done.

Note: The Federal Authority for Identity and Citizenship might ask for extra supporting documents even after submission, so keep copies handy!

How Much Does a 10-Year Investor Visa Cost in Dubai?

Let’s talk money! The total cost for a 10-year Investor Visa in Dubai is around AED 9,884.75, but it can vary slightly. 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

Additional Costs:

• 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 you sponsor.
• Family Sponsorship File Opening: AED 318.75

You can pay via bank transfer, credit card, or cash at the service centers. Some sources mention a lower cost of AED 6,100 + AED 76.83 VAT, but AED 9,884.75 is the standard fee in 2025. Also, visa renewal costs AED 9,419.75, and visa cancellation is just AED 190.75.

Note: Fees are subject to change by the Federal Authority for Identity and Citizenship or Government Services Office, so always check the latest updates!

How Long Does the Golden Visa Application Process Take?

One question many investors ask is, “How long does the Golden Visa application process take?” On average, it takes about 7-10 business days to get your visa approved. Some services, like a VIP service, can speed things up to 5 working days, while others might take up to 2 weeks, depending on your application.

Here’s what affects the timeline:

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

Note: There might be unforeseen delays from authorities, so plan ahead!

What Are the Best Areas to Invest in Dubai for a Golden Visa?

Looking for the best areas to invest in Dubai for your Golden Visa? Your choice depends on your budget, investment type, and desired return, but here are some top spots:

• Downtown Dubai: Think tall buildings like the Burj Khalifa! It’s perfect for luxury properties with high investment returns.
• Dubai Marina: Love the water? This area has stunning views and modern apartments—great for rental income.
• Palm Jumeirah: A man-made island with villas and penthouses. It’s a hotspot for premium properties.
• Dubai Hills Estate: A family-friendly area with townhouses and green spaces. Ideal for a calm lifestyle.
• Arabian Ranches: Offers spacious villas and a community vibe, perfect for families looking to settle.

These areas are known for stable property appreciation, so your real estate investment will likely grow over time. Plus, they meet the AED 2 million threshold easily!

Can You Sponsor Your Family with a UAE Investor Visa?

Yes, you can! A UAE Investor Visa lets you sponsor your family for the same 10-year period. Here’s who you can bring along:

• Spouse: You’ll need a certified marriage contract attested by MOFA and translated into Arabic.
• Children: Sponsor your sons and daughters (even those under 30) as long as they’re unmarried. Provide a certified birth certificate.
• Parents: You can sponsor your parents with a certified dependency certificate from the consulate.
• Domestic Helpers: Sponsor up to 3 housemaids or drivers to help with daily life.

Extra Requirements:

• 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.

This family-friendly visa makes it easy to relocate your loved ones and enjoy Dubai’s dynamic community together!

Pro Tips: Make the Most of Your Golden Visa Investment

Here are some pro tips to help you get the most out of your Golden Visa for property investors property over 2 million:

• Diversify Your Investment: Spread your AED 2 million across 5+ properties to reduce risks. For example, mix a villa in Arabian Ranches with an apartment in Dubai Marina.
• Save on Fees: Some platforms include property registration fees, buyer agency fees, and administrative fees in the AED 2 million, saving you up to AED 150,000!
• Start a Business: Since you don’t need a sponsor, use your visa for a business setup in UAE. A business setup in Dubai is easy with the business freedom this visa offers.
• Company Formation in Dubai: Thinking Bigger? Go for company formation in Dubai to grow your investment portfolio while enjoying tax-free banking.
• Work in Dubai: Want to work for a company? You can work with a business setup consultant in Dubai to get MOHRE approval and start your career.
• Use a VIP Service: Speed up your application to 5 working days with a fast-track visa service for quicker visa approval.
• Upload to DLD Vault: Save time by uploading documents to the DLD vault on Dubailand.gov. As—it’s a hassle-free process!

FAQs

Q1. What Is the Minimum Property Cost to Get a 10-Year Golden Visa in Dubai?

You need to invest at least AED 2 million (around USD 545,000) in a property in Dubai to qualify for a 10-year Investor Visa. This can be one villa, apartment, or even multiple properties as long as the total property value hits that investment threshold.

Q2. Can I Apply for a Golden Visa If My Property Is Off-Plan?

Yes, you can! For off-plan properties, the construction must be at least 50% completed, and you need to pay 50% of the total property value upfront. You’ll also need an official evaluation certificate to prove the value meets AED 2 million.

Q3. How Long Does It Take to Get a Golden Visa Approved in 2025?

The Golden Visa application process usually takes 7-10 business days, but it can be faster—like 5 working days—if you use a VIP service. Some applications might take up to 2 weeks, especially if there are unforeseen delays from the Federal Authority for Identity and Citizenship.

Q4. Can I Get a Golden Visa If I’m Outside the UAE?

Nope, you can’t! You must be physically present in the UAE to apply. You’ll need to stay for at least 2 weeks to complete steps like the medical examination and biometric scan for your Emirates ID. But you can start preparing documents remotely online!

Q5. Can Both Spouses Get a Golden Visa If We Own a Joint Property?

It depends on the property value. If your joint property is worth less than AED 4 million, only one of you can apply as the primary visa holder (the one with the highest share) and then sponsor the other. If it’s over AED 4 million with equal shares, you might both qualify—check with the Dubai Land Department!

Q6. What Properties Qualify for a Golden Visa in Dubai?

Your real estate investment can be a residential property (like a villa, apartment, or townhouse) or a commercial property (like an office space). Properties in areas like Downtown Dubai, Dubai Marina, or Palm Jumeirah are popular choices because of their stable property appreciation.

Q7. Do I Need to Visit Dubai Every 6 Months to Keep My Visa Valid?

No way! With a Golden Visa, you can stay outside the UAE for as long as you want—no 6 months rule applies. Your visa validity stays safe, giving you the freedom to travel with ease.

Q8. What Are the Tax Benefits of a Golden Visa for Property Investors?

You’ll enjoy tax-free living in the UAE! Open a UAE bank account and benefit from tax-free banking, which means more savings from your investment returns or rental income. It’s a big perk for global investors!

Q9. Are There Other Ways to Get a Residence Permit Through Real Estate Investment?

Yes! If your property investment is worth AED 750,000 or more, you can get a two-year residence permit under the Taskeen Programme. It’s a short-term residency option compared to the 10-year Golden Visa, but still a great choice for smaller investments.

Q10. Can I Work in Dubai with an Investor Visa?

You sure can! A Dubai Golden Visa lets you live and work in Dubai. If you want to work for a company, you’ll need MOHRE approval. Or, you can start your business setup in Dubai—no sponsor needed!

Final Thoughts

The Golden Visa for property investors in Dubai, UAE, is a fantastic opportunity for anyone looking to secure a long-term visa while investing in a lucrative real estate market. With a minimum investment of AED 2 million, you’ll enjoy a 10-year residency, family sponsorship, and the freedom to travel with ease or work freely without residency concerns. Plus, you’ll get to live in a multicultural UAE with a high standard of living, top-tier education, and healthcare services.

Whether you’re a resident investor or a visiting investor, this investor visa opens doors to a flexible residency and a tax-free living environment. Ready to start your investment journey in Dubai? Buy your property in Dubai today and take the first step toward a brighter future in the UAE!