The UAE Golden Visa is now one of the world’s most sought-after residency programs, giving investors long-term stability, attractive tax conditions, and the freedom to live and do business in a global hub. Among all available routes, real estate investment—particularly in Dubai, one of the fastest-growing property markets globally—has become the most practical and strategic way to qualify.
In this guide, we will walk you through how to obtain a 10-year renewable UAE Golden Visa through property investment, explaining the key eligibility requirements, necessary documentation, and the step-by-step application process so you can make confident, well-informed decisions as an investor.
What Is the UAE Golden Visa?
The UAE Golden Visa is a long-term residency program that grants eligible individuals the right to live, work, invest, and study in the UAE for 5 or 10 years, with the option to renew. While the program covers several categories—such as entrepreneurs, exceptional talents, and specialists—this guide focuses exclusively on the criteria for real estate investors.
For property investors, the Golden Visa offers a powerful set of advantages:
- 10-year renewable residency
- Ability to sponsor spouse, children, and in some cases parents
- Full freedom to live, work, and study anywhere in the UAE
- Long-term stability to build your financial future in a globally competitive market
It’s important to note that while property verification and valuation in Dubai are handled by the Dubai Land Department (DLD), the Golden Visa itself is issued by the UAE Federal Authority—making it valid across all seven Emirates.
Golden Visa Eligibility for Real Estate Investors
To qualify for the 10-year UAE Golden Visa, real estate investors must meet the minimum property investment requirement of AED 2 million. This threshold applies to properties located anywhere in the UAE and can be met through several ownership structures and property types.
So, foreign investors must own real estate in the UAE with a total value of AED 2M or more. This value can be achieved through:
- A single property valued at AED 2M+
- Multiple properties whose combined value reaches AED 2M+
- Fully paid ready units, registered with the respective land department
- Off-plan properties, provided certain payment milestones and documentation are met
- Mortgaged properties, as long as the paid portion is clearly confirmed and supported by bank documents
Requirements for Joint Ownership
If the property is owned jointly, the investor’s individual share must be at least AED 2 million to qualify for the UAE Golden Visa. Eligibility is assessed based on each owner’s personal ownership value, not the combined property value. This means that even if the total property price exceeds AED 2M, you will only qualify if your share alone meets the minimum threshold.
Golden Visa Eligibility for Off-Plan Properties
Investors who purchase off-plan properties—units still under construction — can also qualify for the 10-year UAE Golden Visa, provided specific requirements are met. Off-plan investments are increasingly popular due to flexible payment plans, but eligibility depends on proper documentation and compliance with land department regulations.
To qualify for the Golden Visa through an off-plan property, the following conditions must be fulfilled:
- The developer must be approved by the respective land department
- The value of the unit must be AED 2 million or more
- A legally valid Sales and Purchase Agreement (SPA) or Oqood must be registered with the Dubai Land Department (for Dubai-based projects)
Investors applying through off-plan units must ensure that the project status, payment milestones, and documentation meet the Golden Visa eligibility standards. Clear and accurate registration with the land department is essential for a smooth approval process.
Mortgaged Properties and Golden Visa Eligibility
Investors who purchase property through a bank mortgage can also qualify for the 10-year UAE Golden Visa, provided the financed unit meets the required criteria. The key factor is not the total property price, but the verified amount already paid toward the purchase.
To qualify through a mortgaged property, the following conditions must be met:
- A Bank NOC (No Objection Certificate) must be obtained, confirming that the property may be used for Golden Visa purposes
- The value of the unit must be AED 2 million or more
- Clear documentation must show the remaining mortgage balance, payment structure, and ownership details etc.
Mortgage-backed investments are fully acceptable, but approval strictly depends on accurate financial documentation. Ensuring all payment records and ownership certificates are up to date will help avoid delays during the Golden Visa application.
Required Documents for the UAE Golden Visa (Real Estate Investors)
Applying for the UAE Golden Visa through property ownership requires a set of documents that verify your identity, your investment value, and your legal eligibility. Preparing these documents in advance helps ensure a smooth and efficient application process.
To apply for and get a residence permit in UAE Golden Visa foreigners must submit the following documents:
- Passport copy;
- Emirates ID (if available);
- Biometrics for Emirates ID (completed after initial approval);
- Recent personal photo;
- Current UAE visa copy (if applicable);
- Title Deed for ready properties, or SPA/Oqood for off-plan properties;
- Proof of payment or Bank NOC (for mortgaged properties);
- Good Conduct Certificate (if required);
- Medical fitness test result;
- Valid health insurance certificate.
Step-by-Step Application Process
Applying for the UAE Golden Visa through real estate investment involves several coordinated steps. When documents are prepared correctly, the process is fast and straightforward. Below is a clear breakdown of each stage, along with typical processing times.
1. Step: Purchase a Qualifying Property
Purchase one or multiple properties with a combined value of AED 2 million or more. As explained earlier, you may qualify through a ready unit, a mortgaged property, or even an off-plan project, provided all eligibility requirements are correctly met.
Ensure that the property is properly registered with the relevant land department, such as the Dubai Land Department (DLD) for properties located in Dubai. Accurate registration is essential for successful Golden Visa verification.
2. Step: Receive Your Title Deed or Oqood
After purchasing the property, the next step is to obtain the official ownership documents:
- For ready properties, you will receive a Title Deed, which confirms full ownership.
- For off-plan properties, the developer registers the Sales & Purchase Agreement (SPA) or Oqood with the land department.
These documents are essential, as the Golden Visa application cannot proceed without verified proof of ownership.
3. Step: Prepare All Required Documents
Before submitting your application, gather all documents related to your identity, residency status, and property ownership. All required items have been clearly outlined in the “Required Documents” section above, so ensure each document is complete and up to date to avoid delays during verification.
4. Step: Submit the Application
Once all documents are prepared, submit your Golden Visa application through the DLD Cube Centre, Real Estate Services Trustee Centres, or the UAE ICP Smart Services online portal.
During this stage, the authorities will review and verify your property ownership and all supporting documents. Submitting accurate and complete information ensures the process moves smoothly and minimizes the risk of delays.
5. Step: Application Processing and Initial Approval
After submission, the authorities will begin reviewing your documents, verifying your property ownership, and confirming that your investment meets the Golden Visa requirements. This stage typically includes both administrative checks and coordination with the relevant land department.
Processing time at this stage usually ranges from 2 to 7 working days, depending on document accuracy and the complexity of the property verification.
Once your application is approved, you will receive an initial approval notification and can proceed to the next steps.
6. Step: Complete the Medical Fitness Test
After receiving initial approval, you must undergo the mandatory medical fitness test at an authorized UAE health center. This includes basic health screenings required for all residency applicants. A successful medical result is essential before proceeding to Emirates ID biometrics and final visa issuance.
7. Step: Complete the Emirates ID Biometrics
Once your medical fitness test is approved, you will be asked to complete the Emirates ID biometrics at an authorized service center. This involves fingerprinting and identity verification, which are required for issuing your 10-year Emirates ID.
After biometrics are completed, your file moves to the final stage of visa stamping.
8. Step: Receive Your Golden Visa
In the final step, your passport is submitted for visa stamping. Once processed, you will receive your 10-year UAE Golden Visa, along with your long-term Emirates ID. Your residency status is now active and fully renewable as long as you continue to meet the Golden Visa requirements.
Final Thoughts and Conclusion
Investing AED 2 million or more in UAE real estate—whether in a ready property or an off-plan project—provides a valuable opportunity to secure long-term residency and benefit from one of the most dynamic property markets in the world. With the right guidance, your investment becomes both a solid asset and a strategic step toward building your future in the UAE.
As an advisor at fäm Properties, I, Siraj Sultanli help investors understand the market, compare projects, review potential returns, and choose the right opportunities based on their investment objectives. Whether you are considering high-demand off-plan developments or established ready units, I am here to support your decision-making process from start to finish.
If you choose to apply for the UAE Golden Visa through your property investment, I can recommend our fäm Conveyancing team. They handle all legal procedures, documentation, and submissions with professionalism, ensuring your application is processed smoothly and correctly.
For investment guidance or to explore suitable properties, feel free to contact me directly. I’ll be glad to assist you and help you take the next step in the Dubai’s real estate market.
