Real-estate investment threshold: AED 2,000,000

Current Dubai Golden Residence duration: 10 years

Renewable: Yes, provided the applicable conditions continue to be met

Sponsor required: No

Family: Spouse, children and parents may be sponsored, subject to the applicable requirements

Time outside the UAE: Golden Residence holders are exempt from the normal 180-day rule

Health insurance: Required for the applicant and family members under the applicable regulations

Property financing: A mortgaged property may qualify subject to the requirements of the competent authority and approved local financing arrangements

The term "Golden Visa" is commonly used, but technically it is a long-term residence permit. It allows an eligible foreign national to reside in the UAE without being sponsored by an employer or another individual.

Golden Residents can live, work, study and invest in the UAE and can obtain residence permits for eligible family members. It is not citizenship and does not itself confer UAE nationality.

Golden Residency is available through several categories.

• Real Eatate Investors - Investors who meet the qualifying property requirements.
• Public Investment Investors - Investors meeting the applicable AED 2 million investment requirements.
• Entrepreneurs - Qualifying founders and owners of approved entrepreneurial ventures.
• Specialised Professionals - Certain senior professionals in recognised occupational levels, subject to salary, education, employment and other requirements.
• Scientists & Researchers - Individuals meeting the relevant scientific and research criteria and receiving the required recommendation or approval.
• Exceptional Talents - Including recognised individuals in culture and arts, inventors, athletes, digital technology and other fields recognised by the authorities.
• Outstanding Students & Graduates
• Humanitarian Pioneers
• Frontline Heroes

For the Dubai real-estate investor route, the qualifying property investment is AED 2 million or more.

Dubai Land Department states that the purchase value of the property must be at least AED 2 million, and that one or more properties can be used to meet the threshold.

GDRFA Dubai similarly states that the applicant may own one or more properties with a combined value of at least AED 2 million.

No.

More than one property can be used, provided the qualifying ownership and value requirements are met.

For example, qualifying ownership could potentially be made up of several properties whose combined value reaches AED 2 million.

The authority must verify the ownership and value.

For a Dubai-issued Golden Residence through the Dubai Land Department route, the property is handled through Dubai's real-estate and residency authorities.

The UAE Golden Residency framework itself applies nationally, but application procedures and documentary requirements can differ between emirates.

Yes, the current federal Golden Residency guidance specifically recognises qualifying off-plan purchases.

The property or properties must have a total value of at least AED 2 million and the purchase must be from an approved local real-estate company authorised by the competent authority.

This is particularly important when purchasing a property specifically with Golden Residency in mind.

Do not assume that every off-plan purchase qualifies simply because its advertised price exceeds AED 2 million.

The developer, project, registration status, payment structure and documentation need to be checked against the applicable requirements.

Yes, mortgaged property can qualify, subject to the applicable requirements.

Dubai Land Department states that where a property is mortgaged, a bank letter must be provided confirming the relevant amount paid and the remaining balance, and that the bank does not object to the residence application.

GDRFA Dubai also expressly recognises mortgaged property within its real-estate investor requirements.

This is an area where applicants should not rely on general property-market advice.

Dubai Land Department's current service information specifically requires evidence relating to the AED 2 million threshold and, for mortgaged property, a bank letter confirming the paid amount and balance.

The exact treatment depends on the financing structure and the authority reviewing the application.

Before purchasing, the financing arrangement should therefore be checked specifically for Golden Residency eligibility.

Potentially, but the applicant's own qualifying share matters.

GDRFA Dubai states that where ownership is held as a share in a jointly owned property, the applicant's share must itself meet the AED 2 million threshold.

This means that simply owning 50% of a AED 3 million property would not automatically satisfy the requirement.

The ownership structure should be checked before relying on the property for residency.

Not necessarily.

Dubai Land Department's Golden Visa service refers to the purchase value of the property, while the competent authority may require official property documentation or valuation evidence depending on the circumstances.

GDRFA Dubai states that the property value must be supported through the appropriate Dubai Land Department property-status documentation and may also accept a valuation certificate from a DLD-licensed valuation office in applicable circumstances.

This is why an independent market estimate should not be treated as proof of Golden Visa eligibility.

The answer depends on the ownership structure and the specific route being used.

For the standard Dubai real-estate investor route, Dubai Land Department states that the qualifying property must be under the applicant's name and wholly owned by the applicant.

Corporate ownership therefore needs to be examined separately before assuming that a company-owned property qualifies.

Yes.

Golden Residency holders can sponsor residence for their spouse, subject to the applicable procedures and documentation.

Yes.

One of the significant features of Golden Residency is the ability to sponsor children regardless of age, subject to the applicable rules.

This differs from ordinary family sponsorship rules, where age restrictions can apply.

Yes.

Dubai Land Department's current Golden Visa investor service specifically provides for parents' residence permits.

Additional documentation is required, including proof of relationship and dependency documentation where applicable.

Golden Residency holders can sponsor domestic workers in accordance with UAE regulations and procedures.

The number, eligibility and employment conditions for domestic workers are governed separately and should not be confused with the Golden Visa itself.

Yes.

The Golden Residency framework requires the applicant and family members to have comprehensive valid health insurance in accordance with the applicable regulations.

Insurance requirements should therefore be arranged as part of the residency process rather than treated as an afterthought.

The normal 180-day rule does not apply to Golden Residence holders in the same way it applies to ordinary residence permits.

GDRFA Dubai states that Golden Residence holders are exempt from the 180-day stay-abroad rule.

This is particularly relevant for international property owners, investors and families who divide their time between several countries.

The residence permit itself must, of course, remain valid.

Yes.

Eligible applicants outside the UAE can be issued a six-month multiple-entry entry visa to complete the procedures for obtaining Golden Residency. The ICP states that this can be renewed for an additional six months.

The exact entry and residence procedure depends on the applicant's circumstances and application route.

For the Dubai real-estate investor route, the core documents include:

• Valid passport
• Title deed / electronic certificate of title
• Personal photograph
• Emirates ID, if already issued
• Current residence permit, if applicable
• Property ownership/value documentation
• Bank documentation where the property is mortgaged
• Health insurance
• Additional documents where required for family sponsorship

Dubai Land Department publishes the current service-specific document requirements.

Yes.

The Dubai Land Department's current Golden Visa process includes a medical examination as part of the residence issuance procedure.

Yes, a Golden Residence holder receives an Emirates ID.

For an existing UAE resident, the existing ID is part of the application documentation where applicable.

Golden Residency services are available through official government digital channels, including ICP and GDRFA Dubai services.

Dubai also uses authorised service centres for Golden Visa applications, including designated Dubai Land Department/real-estate registration channels for real-estate investors.

The published service times vary by authority and service.

Dubai Land Department currently states 7–10 business days for its Golden Visa investor service.

GDRFA Dubai lists approximately 5 days for its investor Golden Residence service, while some ICP services list shorter processing periods for specific stages.

These are government service targets, not guarantees of total end-to-end completion time.

Missing documents, medical testing, insurance, bank confirmations, property verification or additional approvals can extend the overall process.

Government charges depend on the applicant's circumstances and the services required.

Dubai Land Department currently publishes the following figures for a 10-year investor residence permit:

• Medical examination — AED 700
• Emirates ID, 10 years — AED 1,153
• Residence permit confirmation, 10 years — AED 2,856.75
• Dubai Land Department fees — AED 4,020
• Administrative fees — AED 1,155
• Published total: AED 9,884.75 (as of October, 2026)

Family residence permits are separately charged. Dubai Land Department currently lists AED 5,774.50 for a 10-year family residence permit, plus a family sponsorship file-opening fee where applicable.

These figures should be treated as current published government charges, not a permanent fixed price. Fees can change and additional costs may arise depending on the application.

Yes.

Golden Residency is renewable provided the applicable eligibility conditions continue to be satisfied.

For a property investor, this means the qualifying investment and ownership conditions should continue to be maintained.

No.

In fact, maintaining the qualifying investment is relevant to maintaining the residency.

GDRFA Dubai states that the authority may require the property to remain subject to a lien to ensure continuity of ownership during the Golden Residency period.

A property should therefore not be treated as a simple AED 2 million entry ticket that can immediately be sold without consequences for the residency.

No.

This is one of the most commonly confused points.

Dubai has several property-linked residence routes.

The Golden Residence is a separate long-term residency category with its own requirements.

Dubai Land Department also offers other property-owner residence options with different thresholds, durations and conditions.

Buying a property therefore does not automatically mean that the buyer receives a Golden Visa.

The Golden Residency framework provides a route for qualifying public investors, including investors with at least AED 2 million in qualifying investment/deposit structures.

Requirements can include evidence of capital ownership, investment documentation and, depending on the route, Federal Tax Authority documentation.

The current framework includes entrepreneurs with qualifying UAE ventures.

The ICP currently lists, among other routes:

• ownership or partnership in a qualifying UAE entrepreneurial venture with annual revenue of at least AED 1 million;
• approval for an entrepreneurial venture idea from an accredited incubator or relevant authority;
• founders of ventures previously sold for a total value of at least AED 7 million.

Entrepreneur requirements are subject to the applicable authority and nomination process.

Certain senior professionals can qualify.

The Dubai requirements include:

• employment in the UAE;
• professional level 1 or 2 under the applicable classification;
• bachelor's degree or equivalent;
• monthly salary of at least AED 30,000;
• appropriate professional licence where required;
• health insurance;
• supporting employment and salary documentation.

GDRFA Dubai also requires evidence of salary transfers in the relevant circumstances.

The UAE Government's Golden Visa information identifies executive directors as an eligible specialised-talent category, with requirements including an accredited bachelor's degree, at least five years' experience in the same position, a salary of at least AED 50,000 and a valid work contract.

Creative professionals may qualify through the exceptional-talent category.

The Ministry of Culture currently requires documented evidence of recognised creative achievement, with applicants asked to provide evidence meeting the applicable criteria. These can include recognised awards or nominations, honorary positions, membership of recognised arts organisations, media or professional recognition, and participation in recognised exhibitions, festivals or forums.

Scientists and researchers can qualify through specific achievement and recommendation criteria.

The exact requirements vary according to the applicant's field and route and can involve recognised academic qualifications, research impact, citation metrics or recommendation by the relevant authority.

No.

Golden Residency is a residence status, not UAE citizenship.

No.

The AED 2 million threshold is a fundamental eligibility requirement for the property route, but the property and applicant must satisfy the applicable conditions and the application remains subject to government approval.

No.

Ownership structure, property status, financing, documentation and the competent authority's requirements matter.

The federal Golden Residency framework applies across the UAE, but the practical application route, authority, documentation and procedures can differ between emirates.

For a Dubai property investor, Dubai Land Department and GDRFA Dubai are therefore particularly important sources.