The UAE Golden Visa provides an exceptional chance for investors who are looking forward to more permanent residency in one of the most dynamic economies across the world. And every AED 2,000,000 spent on the property buying award allows buyers between 5-10 years’ renewable residency without the need for a local sponsor.
No matter what your intentions or your field of interest, be it lifestyle, business benefits, or even your real estate returns, this route is rapidly becoming the hottest trend among international investors. Here, we guide you on how to get the Dubai Golden Visa in 2025, through property investment.
What Is the Dubai Golden Visa?
The Dubai Golden Visa is a residential long-term type of visa issued to foreign investors, entrepreneurs, professionals, and other persons of high value. It ensures freedom of movement within the UAE, without the presence of a local sponsor, allowing holders to live, work, and study in the country as well as own their businesses and assets.
The Golden Visa program falls under the wider goal of the UAE to attract and retain talent as well as investments around the world, where, among other things, they will have long-term security in a tax-efficient and business-friendly environment.
Key Features
- Validity: 5 or 10 years (renewable)
- Eligibility: Based on investment, talent, or professional contributions
- No Local Sponsor Needed: You sponsor yourself
- Family Sponsorship: Includes spouse, children, and in some cases, parents
- Flexible Stay: You can reside outside the UAE for extended periods without losing visa status
Property Investment Route to Dubai Golden Visa
1. Minimum Investment Requirement
- Own real estate with a value of AED 2,000,000 (~ USD 545,000) in one of the freehold zones in Dubai.
- Several properties can be used--as long as the total amount of them adds up to an AED 2M and are owned in your name.
2. Mortgage & Equity Rules
- Mortgages are accepted; however, only the equity that you have paid is considered and not the entire value of the property.
- Lower down payment limits imposed previously have been eliminated, and the limit has been raised to be able to purchase up to 80 per cent financed.
3. Ownership & Registration
- Property must be registered in your name via the land department.
- Only freehold properties qualify—leasehold or restricted zones are excluded.
4. Visa Duration & Validity
- The Golden Visa is given to interested investors and has a validity period of 5 or 10 years, which may be renewed.
- The property must typically be retained for around 2 years, though resale mid-term is permitted if alternate qualifying assets are in place.
5-Year vs 10-Year Golden Visa: What’s the Difference?
| Feature | 5-Year Golden Visa | 10-Year Golden Visa |
|---|---|---|
| Minimum Property Value | AED 2,000,000 | AED 2,000,000+ (must meet extra documentation or conditions) |
| Property Type | Completed or off-plan (with proof of equity or SPA) | Same, with preference for fully paid, high-value property |
| Mortgage Allowed? | Yes – if you own AED 2M+ in equity | Yes – but must prove equity and stability for longer validity |
| Ownership Requirement | Freehold in your name or joint (spouse/co-owner only) | Same |
| Stay Requirement | No minimum stay required | No minimum stay required |
| Family Sponsorship | Spouse, children, parents | Same |
| Renewable? | Yes – if property still held and criteria met | Yes – with the same conditions |
| Application Channels | GDRFA, Dubai Land Department, or Abu Dhabi Residents Office | Same |
What makes the 10-Year option more effective?
- Authorities may favour higher-value or strategically located properties
- Additional vetting for financial stability
- May require more documentation (e.g., long-term title deed, enhanced equity proof)
Step-by-Step Process: How to Get Dubai Golden Visa Through Property Investment
Step 1: Choosing a Qualifying Property
To begin the process of obtaining a Dubai Golden Visa, one will have to invest at least AED 2,000,000 in the real estate market. This could either be a single property, or it is possible that a combination of units can be crossed at some point or other, provided that the threshold is crossed.
Step 2: Seal the Deal and Get the Title Deed
After selecting the property of interest, purchase it using a registered developer or broker. The property has to be registered in the owner’s name in the Dubai Land Department (DLD).
You will get a Title Deed in the event that the unit is done with or a Sales Purchase Agreement (SPA) in case it is under construction. If it is a mortgaged property, you need to get a bank letter that can confirm your equity.
Step 3: Gather the Documentation Needed
The necessary paperwork must also be prepared before the visa is applied. This will include your copy of passport, title deed or SPA, bank letter (in case of bank finance), passport-sized photo, utility bill or address proof, and also a marriage certificate in the case where the property is co-owned with your spouse.
Step 4: Applications Ahould be Sent
Submit the application in the right channel to obtain the Golden Visa. In Dubai, you will generally find these two options used most of the time: The General Directorate of Residency and Foreigners Affairs in Dubai (GDRFA), or the Cube Center office of the Dubai Land Department (DLD). Submit every document and start the official procedure of application.
Step 5: Go for Your Medical and Biometrics
During residency, you are also required to go through a fitness medical test and biometric data, and this is done in an approved Dubai clinic. These are routine checks that all residency visa applicants will undergo, including Golden Visa applicants.
Step 6: Get your Emirates ID
Once you have successfully completed medical and biometric processes, you will get your UAE Emirates ID. With this national ID, you will be able to create a bank account, sign a contract, receive services, and formally live in the UAE until your visa expires (5 or 10 years).
Step 7: Visa Stamping or eVisa Activation
After all the approvals, you will get an eVisa or a visa stamp in your passport. This can be done without leaving the UAE if you are already there. In case you are applying outside your country, it will be an electronic visa and will only become valid when you enter the country.
Step 8: Stay Eligible to Renew
The conditions to maintain a valid Golden Visa are that you must maintain the ownership of the property you purchased that qualifies you to obtain the visa and comply with all the legal terms. When the existing property value and status change, it will be renewed after 5 or 10 years.
Documents Required for Golden Visa
When applying as a property investor, you are to provide the following documents to the Dubai Golden Visa. Ensure the copies are clear, valid, and up to date:
- Copy of passport (minimum of 6 months’ validity)
- Passport photograph (on a white background)
- Emirates ID (in case of being a UAE resident)
- Title Deed (of completed properties)
- Off-Plan Unit Form (Sales Purchase Agreement) (SPA)
- DLD payment receipt or a developer-issued notice of payment
- Bank letter stating AED 2M+ in case of equity financing, in case of mortgaging the property
- Escrow account summarised (off-plan properties)
- Medical fitness test report
- Biometric scan
Golden Visa Dubai Fees
The fee for UAE Golden Visas varies due to the service and the type of visa that you selected to apply:
- The costs in case you would be completing your application in the UAE will be AED 2,800 to 3,800.
- The charge for those who will apply outside of the UAE goes between AED 3,800 and AED 4,800.
Key Benefits of Dubai Golden Visa
- Get 5 or 10 years’ renewable residency in the UAE without being sponsored or having an employer from the local area.
- You are also allowed to hold properties or businesses, and do not need to have a local partner or agent to hold your own property or business.
- Golden Visa owners may sponsor his/her spouse, children, and parents, even on a single application.
- One does not need to live in the UAE permanently. You will be able to live in a foreign country and still be allowed to be a resident.
- Golden Visas can access banking, insurance, healthcare, education, driver licensing, and the registering of property as any long-term resident can.
- There is no individual income tax in the UAE, no capital gains tax, nor property tax, and the climate towards world investors is exceptionally attractive.
Closing In
A 5 to 10-year residency, as well as the opportunity to live, invest, and thrive in one of the most business-friendly environments in the world, can be unlocked for only AED 2 million of qualifying real estate.
It is either to provide a future for your family or diversify your portfolio in the world, but it is a wise move that is supported by an actual opportunity. It is there, it exists, and you have to make up your own mind about it and make it work to your benefit, and a system that rewards good hard work and rewards the good.
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