The UAE Golden Visa is a long-term residence visa that lets you live in the country without an employer or local sponsor. One of the most popular routes to it is buying property, and Dubai is where most property investors apply. This guide explains who qualifies, what the main conditions are and how the application works, so you can plan your purchase with the visa in mind.
What is the Golden Visa for property investors?
The property investor Golden Visa is a 10-year renewable UAE residence visa. It is linked to your investment rather than to a job, so you can work, run a business or simply live in the UAE while you hold it. Unlike a standard residence visa, it is not cancelled if you stay outside the UAE for more than six months, which makes it attractive for owners who split their time between Dubai and another country.
The main conditions
The rules are set by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) and applied in Dubai together with the Dubai Land Department (DLD). The key conditions are typically:
- Minimum property value of AED 2 million. The value is usually based on the purchase price on the title deed or the DLD valuation, and you can often reach the threshold with more than one property.
- Freehold ownership in your name. The property must be registered with the DLD. Joint ownership is possible, but in general each owner’s share needs to meet the AED 2 million threshold, with some flexibility for spouses.
- Off-plan property. Off-plan units bought from DLD-approved developers can qualify in many cases. The conditions for off-plan purchases have changed over time, so check the current rules before you buy.
- Mortgaged property. A property bought with a mortgage from a UAE bank can qualify, usually with a no-objection certificate (NOC) from the bank. Requirements around how much has been paid can vary.
- Health insurance valid in the UAE for you and any family members you sponsor.
Because these conditions are updated from time to time, treat the figures above as typical rather than final, and confirm the current requirements with the DLD, ICP or your Sajio advisor before you commit to a purchase.
Who can you sponsor?
Golden Visa holders can usually sponsor their spouse and children, and in many cases their parents, for residence visas of the same length. Sons can typically be sponsored up to a set age limit and unmarried daughters without an age limit, and you may also be able to sponsor domestic workers. Each family member still needs their own medical test, Emirates ID and health insurance.
Step by step: how to apply
- Choose and buy the right property. Make sure the total value meets the threshold and that every listing you consider carries a valid DLD advertisement permit (Trakheesi). Our guide to buying property in Dubai as a foreigner walks through the purchase itself.
- Register the property. For ready property you receive the title deed after transfer at the DLD; for off-plan property the sale is registered in the Oqood system.
- Prepare your documents. These usually include your passport, a recent photo, the title deed or Oqood certificate, a bank NOC if the property is mortgaged, and proof of health insurance.
- Submit the application. In Dubai you can apply through the DLD’s channels (such as the Dubai REST app or a DLD service centre) or through the relevant immigration authority’s online services.
- Complete the medical test and Emirates ID biometrics. If you are outside the UAE, you will first be issued an entry permit, or you can change your status if you are already in the country.
- Receive your visa and Emirates ID. Once approved, the residence is issued and your Emirates ID follows.
Processing times and government fees vary depending on the channel you use and whether you also sponsor family members, so budget for the fees in addition to the usual purchase costs such as the DLD transfer fee.
Things to keep in mind
Keep the investment in place
The visa depends on your property ownership. If you sell or reduce your holdings below the threshold, your eligibility may be affected, especially at renewal time. If you plan to sell, speak to an advisor about the visa implications first.
Value is not the same as asking price
A property advertised close to AED 2 million may be valued below the threshold. Work with a broker who can show you recent transaction prices so that you buy with a comfortable margin.
Pick property that also makes sense as an investment
A Golden Visa is a strong benefit, but the property should still suit your goals for rental yield, capital growth or personal use. Location, developer track record and service charges all matter as much as the visa.
How Sajio can help
Sajio helps investors find Golden Visa-eligible properties across Dubai, from ready homes with tenants already in place to off-plan projects from established developers. Every property we list carries a valid DLD advertisement permit, and our team can coordinate with your bank, conveyancer and the DLD throughout the process. You can browse our current properties to see what is available.
Note: visa rules, thresholds and fees change from time to time. The figures in this article are typical at the time of writing; please ask Sajio for the current requirements before making a decision.
Planning to buy property for a Golden Visa? Contact Sajio and one of our advisors will help you find the right property and guide you through every step.