The UAE Golden Visa remains one of the most attractive residency-by-investment programmes globally. For property investors, it offers a clear path to long-term residency in one of the world's most dynamic economies — with zero income tax, world-class infrastructure, and strategic global positioning.
What Is the UAE Golden Visa?
The Golden Visa is a long-term residence visa (5 or 10 years) that allows foreign nationals to live, work, and study in the UAE without the need for a national sponsor. It's automatically renewable and extends to family members including spouse and children.
Unlike standard residence visas tied to employment, the Golden Visa gives you independence — your residency isn't linked to an employer.
Property Investment Requirements
Minimum Investment: AED 2 Million
To qualify for the Golden Visa through real estate:
- Minimum property value: AED 2,000,000 (approximately USD 545,000)
- Property type: Residential or commercial (freehold areas only)
- Off-plan eligible: Yes, provided the developer is approved by the government
- Multiple properties: You can combine properties to reach the AED 2M threshold
- Mortgage allowed: Yes, but the property must be valued at AED 2M+ regardless of loan-to-value ratio
Key Conditions
- The property must be in a freehold designated area (most of Dubai's popular communities qualify)
- The investment must be retained — selling the property may affect your visa status
- Properties under construction from approved developers count toward the threshold
- Joint ownership is permitted — each owner's share must meet the minimum threshold independently
The Application Process
Step 1: Purchase Your Property
Work with a RERA-licensed broker (like Mister Seven) to identify properties that meet the Golden Visa threshold. Ensure the property is in a freehold area and properly registered with Dubai Land Department (DLD).
Step 2: Obtain Title Deed
Once your transaction is complete, you'll receive a Title Deed from DLD. This is your primary proof of investment.
Step 3: Apply Through ICP or GDRFA
Submit your application through the ICP Portal (Federal Authority for Identity, Citizenship, Customs and Port Security) or GDRFA Dubai (General Directorate of Residency and Foreigners Affairs).
Step 4: Required Documents
- Valid passport (minimum 6 months validity)
- Title Deed(s) showing AED 2M+ investment
- Property valuation certificate
- Health insurance (UAE-valid)
- Emirates ID application
- Medical fitness test results
- Passport-size photographs
Step 5: Receive Your Visa
Processing typically takes 2-4 weeks. Once approved, you'll receive a 10-year residence visa that covers you and your family.
Benefits of the Golden Visa
Financial
- Zero income tax on rental income and capital gains
- No wealth tax or inheritance tax
- Full property ownership in freehold areas
- Repatriation of funds — no currency controls
Lifestyle
- World-class healthcare and education
- Strategic location — 4-hour flight to 3 billion people
- Safety — one of the world's safest cities
- Infrastructure — modern transport, connectivity, and services
Business
- 100% foreign ownership of companies (since 2020)
- Free zone options for international trade
- Growing economy with GDP diversification beyond oil
- Hub for MENA, South Asia, and African markets
Best Areas for Golden Visa Property Investment
Premium (AED 2M-5M)
| Area | Rental Yield | Highlights |
|---|---|---|
| Dubai Marina | 6.5-8% | Waterfront living, strong rental demand |
| Downtown Dubai | 5-6.5% | Iconic Burj Khalifa views, premium positioning |
| Palm Jumeirah | 5-7% | Island living, luxury market, limited supply |
| Business Bay | 7-9% | Central business district, high demand |
Emerging (Strong Growth)
| Area | Rental Yield | Highlights |
|---|---|---|
| Dubai Creek Harbour | 6-7.5% | Next major waterfront destination |
| Dubai Hills Estate | 5.5-7% | Golf course community, family-friendly |
| Dubai South | 7-8.5% | Near Al Maktoum Airport expansion |
Common Questions
Can I rent out my Golden Visa property?
Yes. There's no requirement to live in the property. Many investors purchase specifically for rental income while maintaining their visa status.
What happens if property values drop below AED 2M?
Your visa remains valid as long as you own the property. The AED 2M threshold applies at the time of purchase, not ongoing valuation.
Can my family get Golden Visas too?
Yes. Your spouse, children (any age), and domestic staff can be sponsored under your Golden Visa.
Do I need to live in the UAE full-time?
No. The Golden Visa allows you to be outside the UAE for extended periods without losing your residency — unlike standard visas which require re-entry every 6 months.
Ready to Secure Your Golden Visa?
Our team specialises in helping international investors navigate the UAE property market with confidence.
Mister Seven is a RERA-licensed real estate brokerage serving the UAE market. This guide is for informational purposes — visa requirements may change. Always verify current regulations with official UAE government sources.