Golden Visa eligibleUAE-00059Dubai Islands: Sixty Nine Beachfront Homes With Pools on the Balconies
Dubai Islands, Dubai
- 1-4beds
- 2-5baths
- 59-429 m²
Off-plan · 2027
From€630,863
Dubai Golden Visa
Ten Year Residency Through Property Investment
- Minimum property value, on DLD records
- AED 2 million
- Renewable residency, no sponsor
- 10 years
- Personal income tax
- 0%
The UAE Golden Visa is not a visa in the ordinary sense. It is a ten year renewable residency that does not depend on an employer, a sponsor or a job. You hold it in your own right, and you keep it whether you live in the UAE full time or visit twice a year.
Speak to a Golden Visa consultant
Leave your details and Provera's Dubai team will call you back. We handle the property; the visa application takes the official route through authorised, licensed professionals.
What qualifies
The property route requires real estate valued at AED 2 million or more, confirmed by the Dubai Land Department's records rather than by the price on a listing.
The threshold can be reached in more than one way:
A single property at or above the value
A portfolio of properties whose combined certified value meets it
Off plan units from developers approved by the Dubai Land Department
Mortgaged property, subject to a No Objection Certificate from the lending bank
The off plan and mortgage routes are the most useful recent developments, and also the least understood. Rules in both areas have moved in the last two years, and guidance published even eighteen months ago is often out of date.
One caution on mortgages. Sources currently disagree on whether the AED 2 million must be your own equity or whether the property's total valuation is sufficient. This is precisely the kind of detail that decides an application, and it should be confirmed against current DLD guidance before you commit funds rather than after.
Properties that qualify for the Golden Visa
UAE listings marked as eligible for the Golden Visa.
Golden Visa eligibleUAE-00059
Golden Visa eligibleUAE-00058Dubai Islands: Eighty Seven Beachfront Suites With Rooftop Pools
Dubai Islands, Dubai
- 2-4beds
- 3-5baths
- 94-425 m²
Off-plan · 2027
From€858,114
Golden Visa eligibleUAE-00056Al Marjan Island: Apartments With French Gardens Beside the New Resort District
Al Marjan Island, Ras Al Khaimah
- 1-3beds
- 1-3baths
- 77-159 m²
Off-plan · 2029
From€515,947
What it gives you
Ten years, renewable
Renewal is procedural rather than discretionary, provided you still meet the criteria.
No sponsor
You are not tied to an employer or a local partner.
Your family with you
Spouse, children of any age, and parents can be sponsored under your visa. The “any age” point is unusual among residency programs and matters to investors with adult children.
Freedom to leave
Extended absence from the UAE does not cost you your residency, unlike standard employment visas.
No personal income tax
No income tax, no capital gains tax, no inheritance tax on your UAE holdings.
Access to services
Healthcare, schooling and full banking as a resident rather than a visitor.
Other routes
Property is the most common path, but not the only one.
Investment fund
AED 2 million
Into a UAE approved fund.
Company ownership
AED 2 million
In a UAE business.
Entrepreneurship
FromAED 500,000
In an approved technology or innovation venture, with endorsement from a recognised incubator or authority.
Requirements in the entrepreneur category change more often than the others and are assessed case by case.
Eligibility
Beyond the investment itself, applicants must:
- Be over 18
- Hold valid UAE medical insurance
- Pass a medical fitness test
- Have no criminal record
- Be able to evidence full ownership of the invested capital
Keeping the visa
The visa lasts ten years, but it is conditional throughout.
Hold the qualifying investment
Selling the property that qualified you can end your eligibility. If you restructure your holdings, confirm the new position qualifies before you act, not afterwards.
Keep your insurance active
Lapsed medical cover is one of the most common and most avoidable renewal problems.
Renew early
Start the process well before expiry. The procedure is straightforward when documents are in order and slow when they are not.
This is where most problems are made, not at the application stage. An investor who buys the right property and then loses the visa on a technicality three years later has paid for nothing. Provera follows the holding period as part of the service, not just the purchase.
Questions about the UAE Golden Visa
Last reviewed
How much property do I need to buy for a UAE Golden Visa?
AED 2 million, based on the value recorded by the Dubai Land Department rather than the price on a listing.
Can I use a mortgage?
Mortgaged properties can qualify, subject to a No Objection Certificate from your lending bank. Sources currently disagree on whether the AED 2 million must be your own equity or whether the property's total valuation is sufficient, so confirm the current position against DLD guidance before committing funds rather than after.
Does off plan property qualify?
Yes, from developers approved by the Dubai Land Department, subject to payment milestones. This is one of the more useful recent changes and one that older guidance often misses.
Can I combine several properties?
Yes. A portfolio of properties whose combined certified value reaches AED 2 million qualifies.
How long is the Golden Visa valid?
Ten years, renewable. Renewal is procedural rather than discretionary, provided you still meet the criteria.
Do I need a local sponsor?
No. You hold the visa in your own right, not tied to an employer or a local partner. This is the main structural difference from a standard UAE residence visa.
Who can I sponsor?
Your spouse, your children of any age, and your parents. The absence of an age limit on children is unusual and matters to investors with adult families.
Can I lose the visa by spending time outside the UAE?
No. Extended absence does not cost you your Golden Visa residency, unlike a standard employment visa which lapses after six months outside the country.
What tax will I pay?
There is no personal income tax, no capital gains tax and no inheritance tax on your UAE holdings. Corporate tax applies to businesses above a threshold and is a separate question.
What happens if I sell the property?
Selling the asset that qualified you can end your eligibility. If you are restructuring your holdings, confirm the new position qualifies before you act rather than afterwards. Most Golden Visa problems happen during the holding period, not at the application stage.
Question not here? Ask a consultant
Let us assess your situation together
Request your consultation
A few details and a time that suits you. We will arrange the rest.
The Dubai golden visa property requirements fit in one sentence: property bought for AED 2 million or more, wholly owned in your name and registered with the Dubai Land Department. The questions that decide an application sit inside that sentence. Which value counts, whether a mortgaged or off-plan home qualifies, and what the process looks like once you have the title.
Dubai Golden Visa property value: which number counts
The Land Department's service looks at the purchase value at the time of purchase, meaning the price on your registered contract, not the asking price on a listing and not a later valuation. Several properties can be combined to reach AED 2 million as long as each is fully in your name.
Below that figure there is a different route. The two year investor visa no longer has the AED 750,000 minimum for sole owners since 1 May 2026, but it needs a completed property with a title deed. Our UAE buying guide sets the two side by side.
Dubai Golden Visa property rules for off-plan and mortgaged homes
Does an off-plan purchase qualify before handover?
In Dubai it can, on the Oqood registration certificate, when the developer is approved by the Land Department. You do not have to wait years for the title deed, which is why off-plan buyers often reach the visa earlier than they expect.
Can the home be mortgaged?
Yes, with a letter from the bank saying it does not object to the residence permit. How much of the AED 2 million must be your own money is the point to settle before you sign. Our Dubai mortgage page runs the numbers for non-resident buyers.
How to get the Dubai Golden Visa once you own the property
Once the purchase is registered, the application goes through the Land Department's Golden Visa service, at its service centres or authorised agents. The steps are submitting the documents and paying the fees, a medical examination, and an Emirates ID. The Land Department gives seven to ten working days and official fees of just under AED 10,000 for the investor, with more for each family member.
We handle the property side ourselves, from the search to the transfer; the visa application then takes the official route, through authorised, licensed professionals. This is general information, and the rules are set by the UAE authorities.
What the visa gives you, and the question of Europe
A ten year renewable residence with no sponsor, your spouse, children and parents under your visa, and no loss of status if you spend more than six months outside the country. Two things keep it in force: the property that qualified you, and valid UAE health insurance at every renewal. That is what sets it apart from an ordinary work visa: your status rests on an asset you own, not on an employer.
Does a UAE residence permit let you travel to Europe?
No. The UAE is not part of Schengen, and a Dubai residence permit gives no entry to European countries. Whether you need a Schengen visa depends on your passport alone. If short trips across Europe matter, compare the Greece, Portugal and Hungary programmes.
Choosing a Dubai Golden Visa property investment
The visa lasts only as long as the qualifying property stays yours, so the home has to make sense on its own: the area, the handover date, the payment plan. Start with property for sale in Dubai and tell us at the first call that the visa is part of the plan, because it changes which units are worth viewing.