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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.

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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 Rules in both areas have moved in the last two years, and guidance published even eighteen months ago is often out of date.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.

See Golden Visa eligible properties13

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. SmartDecision manages 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.

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