What Is the Dubai Golden Visa?
The Dubai Golden Visa is a long-term residency programme introduced in 2019 to attract investors, entrepreneurs, and specialised talent. It grants renewable 5- or 10-year residency without requiring a local sponsor, offering stability for business, family sponsorship, and education in the UAE .
Golden Visa via Property Purchase
Eligibility & Property Value Requirement
To qualify for a 5-year Golden Visa, you must own one or more properties in the UAE with a combined value of at least AED 2 million, fully owned or financed through approved local banks .
Key Documents Required
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Letter from the Land Department confirming ownership of property(ies) valued ≥ AED 2 million and (if applicable) financed through an approved loan.
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Title Deed(s) showing full ownership.
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Valid Passport Copy.
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Health Insurance covering you and your family for at least one year .
Application Process
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Obtain Ownership Letter from the Dubai Land Department.
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Apply via the Federal Authority for Identity and Citizenship (ICA) portal or Amer centres with required documents.
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Undergo Medical Examination and Emirates ID registration.
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Receive 5-Year Residency Permit, renewable under the same property-value conditions .
10-Year Investor Visa
Eligibility & Investment Requirements
To secure a 10-year Investor Golden Visa, you must satisfy one of the following:
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Deposit AED 2 million in an accredited UAE investment fund, or
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Own a commercial or industrial licence with capital ≥ AED 2 million, or
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Demonstrate annual taxable income of at least AED 250,000 .
Required Documentation
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Letter from Investment Fund confirming deposit of AED 2 million.
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Trade/Industrial Licence and Memorandum of Association (if via business capital).
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Tax Authority Letter certifying annual tax payments ≥ AED 250,000.
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Health Insurance and Passport Copies .
Application Steps
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Secure Investment Deposit or business capital.
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Gather Supporting Letters (investment fund, FTA, etc.).
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Apply via ICA portal or authorised typing centres.
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Complete Medical and Emirates ID Procedures.
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Receive 10-Year Golden Visa, valid for you and your dependents.
5-Year Property Visa vs. 10-Year Investor Visa
| Feature | 5-Year Property Visa | 10-Year Investor Visa |
|---|---|---|
| Minimum Investment | AED 2 million in real estate | AED 2 million deposit or business capital |
| Visa Duration | 5 years | 10 years |
| Renewal Conditions | Maintain property value ≥ AED 2 m | Maintain fund deposit or capital |
| Family Sponsorship | Yes | Yes |
| Applicable Categories | Real estate investors | Investors, entrepreneurs |
| Local Sponsor Required | No | No |
| Cost Considerations | Land Dept. & medical fees | Fund fees, licence & medical fees |
Which Option Is Right for You?
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Real Estate Investors: Opt for the 5-Year Property Visa if you plan to invest specifically in UAE property and prefer a simpler application tied to your real estate portfolio.
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Broad Investors or Entrepreneurs: Choose the 10-Year Investor Visa for a longer residency, wider investment options, and greater business flexibility.
FAQs
What is the minimum property value to qualify for a Golden Visa in Dubai?
You need to invest in property(ies) with a combined purchase value of at least AED 2 million to qualify for the 5-year Golden Visa via real estate.
Can I use a mortgaged property to obtain the Golden Visa?
Yes. Properties financed through approved local banks are eligible, provided you submit a Land Department letter confirming the financing arrangement and that the total property value meets AED 2 million.
Who can I sponsor with my property-based Golden Visa?
Golden Visa holders can sponsor their spouse, children, and parents under UAE family sponsorship rules.
How long is the Golden Visa valid for property investors?
The property-based Golden Visa is valid for 5 years and can be renewed if the property value remains ≥ AED 2 million.
What are the key differences between the Property Golden Visa and the Investor Golden Visa?
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Property Visa: 5-year residency, AED 2 million in real estate.
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Investor Visa: 10-year residency, AED 2 million deposit or business capital.
Both allow family sponsorship and eliminate the need for a local sponsor.
Can I work in the UAE with a property-based Golden Visa?
Yes. Golden Visa holders can live, work, and study in the UAE without a local sponsor or employer visa
Conclusion
Whether through a 5-year Golden Visa via property investment or a 10-year Investor Visa via fund deposit/business capital, the UAE Golden Visa programme offers unparalleled residency stability, family flexibility, and business opportunities. Assess your investment strategy to choose the path that best aligns with your long-term goals in Dubai.
