The total property value must be at least 2.000.000 AED / 545.000 USD
Golden Visa Through Real Estate in Dubai
Secure a 10-year UAE Golden Visa by investing in Dubai real estate. This pathway allows eligible property investors to obtain long-term residency through residential or commercial property ownership, with clear rules, regulated processes, and family sponsorship benefits.
Golden Visa via Real Estate Investment
The UAE allows foreign investors to obtain a 10-year renewable Golden Visa by purchasing qualifying real estate. Dubai is the most active emirate for this pathway due to its freehold zones, transparent land registry, and regulated escrow framework. Real estate investment is one of the most stable and widely used Golden Visa routes, especially for investors seeking long-term residency without employment dependency. To qualify for a Golden Visa through property investment:
- The value can come from one property or multiple properties
- The value can come from one property or multiple properties
- The property must be registered in the investor’s name
The value is assessed based on the purchase price recorded with the Dubai Land Department, not speculative market estimates.
Freehold Areas Eligible for Golden Visa Investment on Dubai Map
Only properties located in Dubai’s designated freehold areas are eligible for purchase by foreign investors.
If the total property value in these areas reaches 2.000.000 AED / 545.000 USD or more, investors may qualify for the UAE Golden Visa, subject to ownership and registration rules.
Required Documents and Government Fees
To complete a Golden Visa application through real estate, investors must provide verified identity, ownership, and compliance documents, along with applicable government fees.
Typical required documents include:
- Passport and current UAE visa (if applicable)
- Property title deed or Oqood certificate (off-plan)
- Bank No Objection Certificate (NOC) for mortgaged properties
- Valid UAE medical insurance
- Family documents (if sponsoring dependents)
Government fees typically cover:
- Golden Visa issuance
- Emirates ID registration
- Medical examination
- Administrative and processing charges
Additional fees apply for each sponsored family member.
Application Process, From Property to Golden Visa
In Dubai, obtaining a Golden Visa through real estate follows a defined, authority-led process coordinated between property registration and immigration systems.
The investor process includes:
- Property purchase and official registration with Dubai Land Department (DLD)
- Verification of property value and ownership records
- Submission of the Golden Visa application
- Medical examination and biometric registration
- Visa issuance and Emirates ID activation
The entire process is coordinated between Dubai Land Department and the relevant immigration authorities.
Property Holding Rules and Exit Strategy
Golden Visa eligibility through real estate is directly linked to continued ownership of a qualifying property throughout the visa validity period.
The property used for Golden Visa qualification:
- Must be retained during visa validity
- Cannot be sold without visa review or replacement investment
- May be replaced with another qualifying property if approved
- Selling without compliance may result in visa cancellation.
Risks and Common Mistakes to Avoid
Golden Visa eligibility through real estate depends on strict regulatory compliance, not assumptions or informal practices.
- Purchasing non-freehold property
- Assuming market value instead of registered value
- Incomplete documentation for mortgages or off-plan units
- Selling the property without visa planning
- Using unverified developers or intermediaries
Golden Visa compliance is procedural, not discretionary.
Frequently Asked Questions about Golden Visa Through Real Estate
What is the minimum property value required for a Golden Visa?
The minimum qualifying property value is 2.000.000 AED / 545.000 USD, based on the value registered with the Dubai Land Department.
Can I combine multiple properties to reach the required value?
Yes. Multiple properties can be combined, provided all properties are registered under the same investor’s name and the total value meets the minimum requirement.
Are off-plan properties eligible for the Golden Visa?
Yes. Off-plan properties purchased from DLD-approved developers may qualify, subject to proper registration and recognized investment value.
Can a mortgaged property qualify for the Golden Visa?
Yes. Mortgaged properties are eligible if the property value meets the requirement and a No Objection Certificate (NOC) is obtained from the UAE bank.
Does the property need to be fully paid to apply?
No. Full payment is not mandatory, but the property must meet the qualifying value and comply with financing and registration rules.
Can commercial properties be used for Golden Visa eligibility?
Yes. Both residential and commercial properties are eligible, as long as ownership and value conditions are met.
Can joint owners apply for a Golden Visa?
Yes, but each co-owner must independently hold a minimum qualifying investment of 2.000.000 AED / 545.000 USD, unless the ownership is between spouses with valid, legally attested documentation.
Can I sell the property after receiving the Golden Visa?
Not without review. Selling the qualifying property without approved replacement or visa adjustment may lead to Golden Visa cancellation.
Can my family be sponsored through a property-based Golden Visa?
Yes. Spouse, children of any age, and parents may be sponsored under the investor’s Golden Visa, subject to documentation and insurance requirements.
Does buying property guarantee Golden Visa approval?
No. Golden Visa approval depends on compliance with all legal, registration, and procedural requirements, not property purchase alone.
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