Visa & Residency

Golden Visa

Golden Visa: The UAE's 10-year residency visa, available to property owners with AED 2M+ in real estate.

What is Golden Visa?

The UAE Golden Visa is a 10-year renewable residency permit introduced in 2019, available via several qualifying routes. The most popular route for foreigners is property investment: ownership of UAE real estate worth AED 2 million or more qualifies the buyer for a 10-year Golden Visa, including their spouse and unmarried children of any age. The AED 2M threshold can be achieved through a single property or by combining multiple properties (since 2022 update). The property can be ready or off-plan (with at least 50% paid), mortgaged or cash, freehold (foreigner-eligible zones). The Golden Visa is renewable indefinitely as long as the qualifying conditions remain. Other qualifying routes include investors with AED 10M+ in any sector, exceptional talents (scientists, doctors, athletes), entrepreneurs with approved startups, and top students. Property-route Golden Visa is the most common option for foreign Dubai buyers.

Example

A buyer purchases an AED 2.2M apartment in Downtown Dubai. After title transfer, they apply for the Golden Visa through the Dubai Land Department's "Dubai Now" app. Approval takes 7–14 days; the 10-year visa is sponsored by the property itself and includes spouse + children.

FAQ — Golden Visa

Can I combine multiple Dubai properties to reach AED 2M for Golden Visa?+

Yes (since 2022 update). Any combination of UAE properties totaling AED 2M+ qualifies. Each property must be fully title-deeded; off-plan units must be at least 50% paid.

Does the Golden Visa require AED 2M in cash?+

No — a mortgaged property qualifies as long as the buyer's equity is at least AED 2M. So an AED 5M property with AED 3M loan + AED 2M equity qualifies. Some recent advisories clarify that buyer equity must be ≥ AED 2M.

How long does the Golden Visa take to process?+

After title transfer and document submission via Dubai Now app, approval typically takes 7–14 working days. Some applications require additional verification.

Related terms

Freehold
A form of property ownership in Dubai granting indefinite ownership rights, available to foreigners in designated freehold zones.
Title Deed
The legal document proving ownership of a Dubai property, issued by the Dubai Land Department after transfer.
DLD Fee
The 4% transfer fee charged by the Dubai Land Department on every property purchase, paid at registration.
Off-Plan
Property sold by a developer before construction is complete, paid via staged payment plan through handover.
View all Dubai real estate terms

Last refreshed: 2026-05-26