What Is the UAE Golden Visa for Investors
The UAE Golden Visa is a long‑term, renewable residence visa issued for 5 or 10 years, including a specific category for investors and real estate investors. Golden Visa holders do not require a local sponsor, which makes it structurally different from standard residence visas tied to employers or local individuals. For many investors, this sponsor‑free structure is one of the main advantages.
Golden Visa holders may remain outside the UAE for more than six consecutive months without their residence becoming invalid, unlike ordinary residency categories. They can sponsor their spouse and children of any age, and may also sponsor an unlimited number of domestic workers in line with applicable regulations. If the primary Golden Visa holder dies, sponsored family members may stay in the UAE until their own permits expire, which provides additional security for long‑term family planning.
The AED 2 Million Property Requirement – Core Rule
The UAE golden visa property investment route in Dubai is built around a minimum property value requirement of AED 2,000,000. Under the General Directorate of Identity and Foreigners Affairs-Dubai (GDRFA Dubai), a real estate investor must own a property or group of properties within the UAE with a total value of at least AED 2,000,000 to obtain a 10‑year Golden Residence Permit. This permit is renewable if the conditions continue to be met, so the qualifying investment has to be maintained.
The Dubai Land Department (DLD) mirrors this threshold from the property side: the investor must own real estate with a purchase value of at least AED 2,000,000 at the time of purchase. The DLD allows this threshold to be met with one or multiple properties, provided they are in the investor’s name.
For Golden Visa purposes, the GDRFA relies on a property status statement certificate from the DLD, or a valuation certificate from an office licensed by the DLD, to confirm that the relevant property (or properties) meets or exceeds the AED 2,000,000 level.
What “AED 2,000,000 Property Value” Means
The AED 2,000,000 requirement relates to the value reflected in official property documentation, not an informal estimate. The property status statement or licensed valuation is used to support the Golden Residence application and to set a lien over the property. In addition, if at least AED 2,000,000 of the property value has been paid, the owner is entitled to Golden Residency, which is especially relevant where a property is financed.
On the DLD side, the AED 2,000,000 benchmark is linked to the registered purchase value in the title deed or eCertificate of Title. For mortgaged properties, the DLD considers how much of that purchase value has actually been paid and requires bank confirmation.
Which Properties Can Qualify in Dubai
The GDRFA Dubai accepts all types of properties for Golden Residency real estate investment, including mortgaged properties, provided that the value requirement and other controls are met. This gives flexibility across residential and other eligible property types, as long as the official valuation or status statement meets the threshold.
The DLD states that the AED 2,000,000 requirement can be satisfied with one qualifying property or with several properties combined, as long as they are owned under the applicant’s name. However, the DLD also specifies that, for its Golden Visa Investor service, the property value must be wholly owned by the investor in their own name.
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Joint Ownership, Multiple Properties and Mortgaged Units
Different factual situations require careful reading of the GDRFA Dubai and the DLD rules before applying for 10‑year UAE residency by property investment.
Jointly Owned Property and Investor’s Share
Under the GDRFA Dubai’s Golden Residence investor rules, if the qualifying asset is jointly owned, the value of the applicant’s share alone must be at least AED 2,000,000. In other words, it is not enough that the entire property is worth AED 2,000,000; your personal ownership share must independently reach that value.
Combining Several Properties to Reach AED 2,000,000
The DLD allows applicants to combine more than one property to reach the AED 2,000,000 threshold, provided that each property is registered under the applicant’s name. This is useful for investors who have built a portfolio of mid‑value units rather than a single high‑value asset. In such cases, the DLD issues the relevant title deeds or eCertificates of Title covering all properties being recognised for the threshold.
The GDRFA Dubai’s investor service similarly permits a “group of properties” to be used, as long as their total certified value is at least AED 2,000,000. The combined value is then reflected in the property status statement or valuation certificates submitted with the Golden Residence application.
Using Mortgaged Property for Golden Visa
The GDRFA Dubai and the DLD permit the use of mortgaged property for a UAE golden visa real estate investor application, subject to strict conditions. The GDRFA Dubai confirms that mortgaged properties can qualify if they meet the value threshold and other controls, and they may still be subject to the lien the GDRFA Dubai places for the duration of the Golden Residence.
The DLD goes further into detail: for mortgaged property, a no‑objection letter from the bank is required, confirming that the bank does not object to issuing a residence based on the property and specifying the amount paid and the outstanding balance. For the Golden Visa Investor route specifically, the DLD’s description states that the bank letter must show that AED 2,000,000 has been paid. In effect, this means that the investor’s equity in the property, rather than the full purchase price, is used to prove the Golden Visa threshold.
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How the Dubai Land Department and GDRFA Dubai Work Together
In Dubai, the Dubai Land Department and GDRFA Dubai perform complementary roles in the Golden Residence Permit real estate investor process. The DLD is responsible for property registration and issues the key documents that prove ownership and value, including title deeds, eCertificates of Title, property status statement certificates and, via licensed offices, valuation certificates.
The GDRFA Dubai, in turn, is the authority that issues the Golden Residence Permit through its smart services system and via Amer service centres, basing its decision on the property evidence and eligibility checks.
Step‑By‑Step: Applying for the Golden Visa as a Property Investor
The process follows three stages, from eligibility confirmation to final residence issuance.
Confirming Eligibility and Preparing Documents
First, confirm that your property situation meets the AED 2,000,000 property value requirement and that, in mortgage cases, at least AED 2,000,000 has been paid if you plan to use the DLD Golden Visa Investor channel. You should also verify whether your ownership is individual or joint and check that it aligns with both the DLD’s “wholly owned” wording and GDRFA Dubai’s “share of at least AED 2,000,000” rule, as applicable.
Next, gather the necessary documentation. The DLD lists the title deed or eCertificate of Title as central to the Golden Visa application, along with your passport, a personal photo, and any existing Emirates ID and residence permit. The GDRFA Dubai requires a property status statement certificate or, where relevant, a valuation certificate from a DLD‑licensed office to confirm value. In mortgage cases, you must also obtain the bank’s no‑objection letter with payment and outstanding balance details.
Submitting Through the DLD Golden Visa Investor Service
Once your documents are complete, you can submit the application through the DLD’s “Golden Visa application – Investor” eService or via an authorised Golden Visa service centre such as EGSH. For the real estate investor category, the property investment itself forms the basis for the Golden Visa, and no separate local sponsor is required under the federal Golden Residence rules.
Through this channel, the DLD verifies that your property meets the real estate investor criteria and coordinates the submission of your file to the competent immigration authority. Applications lodged via the DLD-linked centres are typically processed as a bundled service covering the 10-year residence permit, medical fitness examination and Emirates ID issuance, with official fees applied according to the current schedule.
Once the investor’s Golden Visa is approved, they may sponsor eligible family members—husband or wife, children and parents—for corresponding 10-year residence permits in line with the applicable Golden Residence regulations.
Completing Residency Issuance With the GDRFA Dubai/Amer
The residence permit itself is processed and issued by the GDRFA Dubai under its “Issuing a golden residence permit (investors)” service. Applications can be lodged via the GDRFA Dubai’s smart services platform or through Amer service centres, sometimes following initial processing through the DLD. According to the GDRFA Dubai, qualifying real estate investors receive a Golden Residence Permit valid for 10 years, which can be extended if they continue to meet the criteria.
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Fees, Liens and Ongoing Obligations for Golden Visa Property Investors
The GDRFA Dubai lists the issuance fee for a Golden Residence Permit under the real estate investor category as AED 1,100, plus AED 10 Knowledge Dirham, AED 10 Innovation Dirham, an AED 500 inside-country fee where applicable, and an AED 20 delivery fee. The GDRFA Dubai also notes that the issuance fee increases by AED 100 per year once the residency period exceeds two years, so applicants should factor this into long-term cost planning.
For applicants submitting through the DLD-linked Golden Visa service centres, the DLD indicates an approximate total package cost of AED 9,884.75 for the investor’s 10-year permit. This estimate includes the medical fitness test, Emirates ID issuance, residency processing, and the DLD administrative fees. For each sponsored family member, the DLD lists a 10-year residence permit fee of about AED 5,774.50, plus a file-opening fee of AED 318.75 and AED 100 per sponsored person. All figures are indicative and may change; applicants should always confirm the latest fees on dubailand.gov.ae and gdrfad.gov.ae.
Temporary Restriction on the Property
The GDRFA Dubai places a temporary electronic restriction (lien) on the property used to support a Golden Visa application. This restriction is applied to verify that the qualifying investment is valid at the time of processing and is removed once the residency has been issued and the DLD confirms the investor’s ownership.
It does not represent a long-term prohibition on selling or transferring the property. Still, investors should be aware that selling the qualifying asset may affect their eligibility for future renewals.
Financial Eligibility and Physical-Presence Rules
Golden Residence Permit holders must continue to meet the financial criteria for their category throughout the validity of the permit, which includes maintaining a qualifying investment and complying with immigration and residency rules. Golden Visa holders also benefit from an exemption from the standard “180-day rule”: the permit remains valid even if the holder spends more than six consecutive months outside the UAE, which is advantageous for internationally mobile investors.
Golden Visa vs Other UAE Property‑Linked Residence Options
The AED 2 million property route is the primary real estate category under the UAE’s federal Golden Residence Programme, but the DLD also facilitates other residency pathways linked to property ownership. These options have different eligibility conditions, validity periods and renewal rules, and they are not interchangeable.
Five‑Year Real Estate Residency (Not Golden Visa)
The DLD’s earlier guidance referenced a five-year real estate residency available to owners of property valued above AED 2,000,000, provided that the property was fully paid and not mortgaged. This category is administratively different from the federal Golden Visa and does not provide the same set of long-term benefits associated with the Golden Residence Programme.
While the DLD may still process five-year applications in specific cases, applicants should note that immigration decisions ultimately follow federal residency rules issued by the General Directorate of Residency and Foreigners Affairs (GDRFA). Investors seeking long-term security, multi-entry flexibility and broader family-sponsorship benefits typically rely on the 10-year Golden Visa rather than the five-year alternative.
Two‑Year Investor Residence (Taskeen)
The DLD’s Investor Residence Application (Taskeen) provides a two-year renewable residence permit for property owners with real estate valued at AED 750,000 or more. This option is significantly more accessible in terms of minimum investment compared with the AED 2,000,000 required for the Golden Visa.
Taskeen is processed through the DLD and then submitted to the competent immigration authority for approval. It is not part of the Golden Residence Programme and does not grant the long-term privileges of a 10-year permit. Buyers evaluating whether an AED 750,000 property is sufficient for UAE residency should be aware that it may qualify for Taskeen, but it does not qualify for the 10-year Golden Visa.
Choosing between these property-linked residency options depends on:
- Investment budget
- Desired duration of residency
- Eligibility for mortgage-financed property
- Long-term mobility and family-sponsorship requirements
Comparison Table – Main Property‑Linked Residency Options in Dubai
| Feature / Option | 10‑Year Golden Visa (Investor – Real Estate) | 5‑Year Real Estate Residency (Not Golden Visa) | 2‑Year Investor Residence (Taskeen) |
|---|---|---|---|
| Minimum property value | AED 2,000,000 | Above AED 2,000,000 | AED 750,000 |
| Property payment status | Can be mortgaged; conditions apply; ≥ AED 2,000,000 paid in some cases | Must be fully paid and not mortgaged | Rules defined by the DLD Taskeen service |
| Validity | 10 years, renewable if conditions continue | 5 years | 2 years, renewable |
| Programme | Part of the UAE Golden Residence system | Separate real estate residence (not branded as Golden Visa) | Separate investor residence programme |
| Ability to combine multiple properties | Yes, in the investor’s name (the DLD and GDRFA Dubai) | Yes, if all are fully paid and exceed AED 2,000,000 in total | Subject to Taskeen rules (property must meet threshold) |
FAQ
How to get a UAE Golden Visa through property investment?
To obtain the UAE Golden Visa through property investment in Dubai, you must own property or a group of properties with a value of at least AED 2,000,000, as confirmed by the DLD documentation and the GDRFA Dubai valuation rules. You then apply via the DLD’s Golden Visa Investor eService or centres, with the DLD coordinating property checks and the GDRFA Dubai issuing a 10‑year Golden Residence Permit if all conditions are satisfied.
Can I get a Dubai Golden Visa with a mortgaged property?
Yes, both the GDRFA Dubai and the DLD accept mortgaged properties provided the value and control conditions are met. For the DLD Golden Visa Investor route, your bank must issue a no‑objection letter confirming it does not object to a residence being issued on the property and specifying amounts paid and outstanding, and the DLD’s description states that AED 2,000,000 must have been paid towards the property.
Does joint property ownership qualify for a Golden Visa in Dubai?
The GDRFA Dubai allows joint ownership only where the applicant’s individual share is worth at least AED 2,000,000, as proven by the DLD or licensed valuation. The DLD’s Golden Visa Investor service, however, states that the property value must be wholly owned by the investor in their own name, so joint ownership may not always be compatible with that route. You should confirm the treatment of your specific structure with both authorities before applying.
What documents are needed for the DLD Golden Visa Investor application?
The DLD’s Golden Visa Investor service requires a title deed or eCertificate of Title for the qualifying property or properties, your passport, a personal photo, and, if available, your current Emirates ID and residence permit. For mortgaged properties, you also need a bank no‑objection letter confirming that the bank has no objection to issuing a residence on the property and detailing the amounts paid and outstanding, including proof that AED 2,000,000 has been paid for Golden Visa applications.
What is the difference between a Golden Visa and a 5‑year real estate residency in Dubai?
The Golden Visa for property owners in Dubai is a 10‑year renewable residence permit tied to an AED 2,000,000 property threshold and can accommodate mortgaged units under defined conditions. The separate five‑year real estate residency also requires a property value above AED 2,000,000. It insists that it is fully paid and not mortgaged, and is not part of the federal Golden Residence programme. Each programme has its own validity, conditions and renewal process.
Is 750,000 AED property enough for residency in Dubai?
A property valued at AED 750,000 is not sufficient for a 10‑year Golden Visa. However, it may qualify you for the two‑year investor residence (Taskeen) offered by the DLD, subject to the detailed Taskeen criteria. The Golden Visa route requires a property value of at least AED 2,000,000, whether through one property or several combined under your name.
What are the Golden Visa investor fees in Dubai for family members?
According to the DLD, each family member (spouse, children, parents) sponsored by a Golden Visa holder is subject to a 10‑year residence permit fee of approximately AED 5,774.50, plus a family sponsorship file opening fee of AED 318.75 and an additional AED 100 per sponsored person. These amounts are indicative and should always be checked on dubailand.gov.ae for current figures.
Can I combine multiple properties to reach the 2 million AED Golden Visa requirement?
Yes. Both the DLD and GDRFA Dubai allow you to combine more than one property to meet the AED 2,000,000 requirement, provided all properties are in your name and properly registered. The DLD will issue the relevant title deeds or eCertificates of Title, and the GDRFA Dubai will rely on property status or valuation certificates confirming that the combined value meets or exceeds the threshold.
Explained by
Amna Issa Abbas
Visa & AMER Services Consultant at EGSH
Amna Issa Abbas is a dedicated AMER centre service provider with two years of proven experience in delivering immigration and customer services, supporting clients, and ensuring compliance with regulatory requirements.
