UAE Golden visa for real estate investors: Comprehensive guide 2025

Since it was introduced in 2019, the UAE Golden visa has become a very popular choice among residents who seek to secure long-term residency in the country. The UAE Golden visa is a long-term residence visa that enables foreign talents to live, work or study in the UAE while enjoying exclusive benefits. Investors, entrepreneurs, scientists, outstanding students and graduates, humanitarian pioneers and frontline heroes are among those eligible for the Golden visa.

For real estate investors, the UAE Golden visa allows individuals owning a property the purchase value of which is equal to or more than AED2 million at the time of purchase, to apply for a 10-year renewable residence permit.

What is the UAE Golden visa?

The UAE Golden visa is a long-term residence visa that enables foreign talents to live, work or study in the UAE while enjoying exclusive benefits which include an entry visa for six months with multiple entries to proceed with residence issuance and a long-term, renewable residence visa valid for 5 or 10 years.

The visa also offers individuals the privilege of not needing a sponsor, the ability to stay outside the UAE for more than the usual period of six months to keep their residence visa valid and the ability to sponsor their family members, including spouses, parents and children regardless of their ages

The UAE Golden visa also offers the ability to sponsor an unlimited number of domestic helpers and the permit for family members to stay in the UAE until the end of their permit duration, if the primary holder of the Golden visa passes away.

Golden visa requirements for real estate investors

According to the Dubai Land Department, real estate investors seeking a Golden visa in the UAE must meet the following requirements:

1. The value of the property is AED2 million+, wholly owned by the investor (one or more properties) under the name of the applicant, irrespective of the property’s status as off-plan, completed, mortgaged, or not.
2. The property may be mortgaged, and a no-objection bank letter is to be submitted indicating that the bank does not object to issuing a residence permit on the property, indicating the paid amount and the balance.
3. The applicant must be inside the UAE.

For family members

Real estate investors seeking a Golden visa in the UAE for their family members must have:

1. No objection letter (NOC) from the father notarized by the notary, in case the mother is the sponsor.
2. Undertaking that the daughters or sons over 18 years of age are not married.
3. Original ID and original passport of the sponsor.
4. Recent personal photo that conforms to the requirements of the Federal Authority for Identity and Citizenship.
5. Health insurance.
6. Certified marriage contract.
7. Certified birth certificate for children.
8. IBAN Number.

Those seeking to sponsor their parents must submit:

1. Original ID and original passport of the sponsor.
2. Certified dependency certificate from the consulate.
3. Recent personal photo that conforms to the requirements of the Federal Authority for Identity and Citizenship.
4. Health insurance.
5. Certified birth certificate.
6. IBAN Number.

Service fees breakdown

Real estate investors seeking a Golden visa in the UAE can expect to pay a total of AED9,684.75.

This fee includes:

1. Medical examination: AED700
2. Emirates ID for 10 years: AED 1,153
3. Confirmation of residency permit for 10 years: AED2,656.75
4. Dubai Land Department fees: AED4,020
5. Administrative fees: AED1,155

For issuing a residence permit for family members, investors can expect to pay AED5,668.50 in fees and AED318.75 for opening a family sponsorship file. As for issuing a residence permit for parents, the fees reach AED5,668.50. An AED100 fee is added for each sponsored person.

How to apply for a golden visa

The requirements for a golden visa vary according to different categories. Eligible applicants can apply for the golden visa through the General Directorate of Residence and Foreign Affairs (GDRFA) website or the ICP Smart Services platform.

Real estate investors seeking a Golden visa must purchase qualifying property and obtain a property valuation certificate first. The process is pretty straightforward moving forward.

Step 1: Open the GDRFA website or the ICP Smart Services platform

Apply for the golden visa using the GDRFA website or the ICP platform. While the GDRFA allows for both online and offline applications, ICP Smart Services can only be used for online applications.

If you wish to apply offline at the GDRFA, you can visit any licensed typing centers, where, for a small service fee, a professional familiar with the golden visa process can facilitate your application. You will be notified accordingly, once your application is approved.

Step 2: Fill out the application form

Once on the GDRFA platform, click on “Residency Services” then press “Golden Residency.” Make sure to choose the correct category “Issuing a golden residence permit (investors).” Then, press “Start service.”

You will now be asked to log in using your UAE Pass or username to complete the form.

Step 3: Submit the required documents

Submit the required documents listed above.

Step 4: Pay the required fees

You will now need to pay the required fees which include:

Residence permit fee: AED1100
Knowledge dirham: AED10
Innovation dirham: AED10
Fee inside the country: AED500
Delivery: AED20

According to the GDRFA, the issuance fee increases by AED100 annually whenever the residency is over two years.

Step 5: Submit the application

Once ready, submit the application. Just to make sure you are on the right track, you will be asked to review all the information and requirements you supplied. Here is your chance to double-check everything to avoid any potential issues or delays.

How to apply in person:

If you are applying at a Customer Happiness Center:

1. Visit the nearest Customer Happiness Center.
2. Get the automated turn ticket and wait.
3. Submit the application that fulfills all conditions and documents to the customer service employee.
4. Pay the service fee.

If you are applying at an Amer Service Center:

1. Visit the nearest Amer Service Center.
2. Get the automated turn ticket and wait.
3. Submit the application that fulfills all conditions and documents to the customer service employee.
4. Pay the service fee.

Read| Ras Al Khaimah launches golden visa program for teachers, school leaders: Everything you need to know

Frequently asked questions

Can I apply for the Golden Visa with a mortgaged property?

Yes, properties bought with a mortgage qualify, provided the property value is at least AED2 million.

Is the UAE Golden Visa automatically renewed after 10 years for real estate investors?

The visa can be renewed every 10 years, subject to meeting the original eligibility criteria at the time of renewal.

Are there specific types of properties or locations within the UAE that qualify for the Golden Visa?

Any freehold property, whether residential or commercial, qualifies, provided it meets the AED2 million valuation requirement.

What happens to my Golden Visa if I sell my property?

You must maintain ownership of qualifying property to retain the UAE Golden Visa. Selling your property may require you to requalify for the visa through another investment.

Can I work in the UAE with a Golden Visa obtained through real estate investment?

Yes, Golden Visa holders can work in the UAE but may need to comply with specific regulations or obtain additional approvals depending on their employment.