How to Get UAE Golden Visa Through Property Investment

The UAE Golden Visa is one of the most sought-after residency programs globally, offering long-term stability, business opportunities, and quality of life in one of the world's most dynamic cities. For property investors, it represents not just a real estate investment, but a gateway to establishing roots in the UAE.

This comprehensive guide explains everything you need to know about obtaining the UAE Golden Visa through property investment in 2024.

What is the UAE Golden Visa?

The Golden Visa is a long-term residency program launched by the UAE government in 2019, designed to attract investors, entrepreneurs, specialized talents, and researchers to contribute to the UAE's economic growth.

For property investors specifically, the Golden Visa offers a 10-year renewable residency permit that provides significantly more stability and benefits compared to standard 2-3 year residency visas.

Key Benefits of the Golden Visa

• 10-year renewable residency: Long-term stability without frequent renewals
• No sponsor required: Full independence - no need for employer or family sponsorship
• Work permit included: Freedom to work for any employer or start your own business
• 100% business ownership: Establish and own companies without a local partner
• Family inclusion: Sponsor spouse, children (regardless of age), and up to 1 domestic helper
• Unlimited entry/exit: No restrictions on travel frequency or duration outside UAE
• 6-month absence allowed: Your visa remains valid even if you're outside UAE for extended periods
• No income requirements: Once obtained, no minimum salary needed to maintain

Golden Visa Through Property Investment: Requirements

Important Clarifications

1. Can I Use a Mortgaged Property?

Yes! You can obtain a Golden Visa even if your property has a mortgage. The key requirement is that the total property value must be AED 2 million or more, regardless of your equity or loan amount.

Example:

• Property value: AED 2.5 million
• Your down payment: AED 750,000 (30%)
• Mortgage: AED 1.75 million (70%)
• Result: ✅ Eligible for Golden Visa (property value is above AED 2M)

2. Can I Combine Multiple Properties?

Yes! You can combine the value of multiple properties to reach the AED 2 million threshold.

Example:

• Apartment in Business Bay: AED 1.2 million
• Studio in Dubai Marina: AED 850,000
• Total value: AED 2.05 million → ✅ Eligible

3. What Property Types Qualify?

• ✅ Apartments/Flats in freehold areas
• ✅ Villas and townhouses
• ✅ Penthouses
• ✅ Off-plan properties (once completed and title deed issued)
• ✅ Land plots in freehold areas
• ❌ Leasehold properties (99-year leases do NOT qualify)
• ❌ Properties in non-freehold areas

Step-by-Step: Golden Visa Application Process

Step 1: Purchase Qualifying Property

First, you need to complete the property purchase and obtain the title deed in your name. The property must:

• Be valued at minimum AED 2 million (or combined properties totaling AED 2M+)
• Be located in a designated freehold area
• Have a clear title deed with no legal disputes

Browse properties eligible for Golden Visa →

Step 2: Gather Required Documents

Collect the following documents for your application:

• Passport copy: Valid for at least 6 months
• Property title deed: Showing ownership worth AED 2M+
• Property valuation certificate: From approved valuers (if multiple properties)
• Mortgage documents: If applicable, showing property value
• Emirates ID: If you're a current UAE resident
• Passport-sized photographs: White background
• No Objection Certificate (NOC): From developer or previous owner

Step 3: Submit Application to GDRFA

Apply through the General Directorate of Residency and Foreigners Affairs (GDRFA):

• Online portal: GDRFA Smart Services
• Service centers: Visit in person at Amer centers or GDRFA offices
• Through typing centers: Licensed centers can submit on your behalf

Application fee: Approximately AED 3,000-5,000 (varies by emirate)

Step 4: Application Review & Approval

GDRFA will review your application and documents. They will verify:

• Property ownership authenticity
• Property value meets AED 2M threshold
• Property is in freehold area
• Document completeness and accuracy

Processing time: Typically 30-60 days, though can be faster

Step 5: Medical Fitness Test

Once approved, you'll need to complete a medical fitness test:

• Blood test (screening for infectious diseases)
• Chest X-ray (tuberculosis screening)
• General health check

Cost: AED 300-500 at approved health centers

Step 6: Emirates ID Application

Apply for your Emirates ID card:

• Biometric data collection (fingerprints, photo)
• Address verification
• Payment of Emirates ID fee (AED 370 for 10 years)

Step 7: Visa Stamping

Final step - get your Golden Visa stamped in your passport:

• Visit immigration office or authorized center
• Submit passport and approval documents
• Pay visa stamping fee (AED 3,000-5,000)
• Receive passport with 10-year residency visa

Total Timeline

From property purchase to Golden Visa in hand:

• Property purchase & title deed: 2-4 weeks (ready property)
• Document preparation: 1-2 weeks
• Application submission & approval: 4-8 weeks
• Medical test & Emirates ID: 2-3 weeks
• Visa stamping: 1 week
• Total average time: 10-17 weeks (2.5-4 months)

Total Costs Breakdown

Budget for these expenses in addition to your property purchase:

• Property-related costs:
  • 4% DLD transfer fee (AED 80,000 on AED 2M property)
  • Real estate agent fee: Usually covered by seller
  • Property valuation: AED 2,500-3,500 (if needed)
• Golden Visa application: AED 3,000-5,000
• Medical fitness test: AED 300-500 per person
• Emirates ID (10 years): AED 370 per person
• Visa stamping: AED 3,000-5,000 per person
• Service fees: AED 2,000-5,000 (if using agency assistance)

Total estimated costs (excluding property): AED 90,000-100,000 (approximately $25,000-27,000 USD)

Sponsoring Family Members

One of the biggest advantages of the Golden Visa is the ability to sponsor family members:

Who Can You Sponsor?

• Spouse: Regardless of nationality
• Children: All children, regardless of age (no upper age limit)
• Parents: Can be sponsored separately under certain conditions
• Domestic helper: 1 domestic worker can be sponsored

Family Sponsorship Process

Once you have your Golden Visa:

1. Apply for family member Golden Visas (same 10-year validity)
2. Submit relationship proof (marriage certificate, birth certificates)
3. Complete medical tests for each family member
4. Obtain Emirates IDs for all sponsored members

Cost per family member: Approximately AED 4,000-6,000 each (medical, Emirates ID, visa stamping)

Golden Visa vs Standard Residency Visa

Maintaining Your Golden Visa

Retention Requirements

To keep your Golden Visa valid:

• Property ownership: Maintain ownership of the property (or equivalent value) for at least 3 years
• Periodic visits: Must visit UAE at least once every 180 days
• Valid Emirates ID: Keep Emirates ID active and renew before expiry
• No criminal record: Maintain good legal standing in UAE

Can I Sell the Property?

After 3 years: Yes, you can sell the property without losing your Golden Visa, provided you:

• Reinvest in another property worth AED 2M+, OR
• Meet other Golden Visa criteria (business investment, specialized talent, etc.), OR
• Complete the full 10-year visa period (no requirement to renew based on property)

Before 3 years: Selling the property may jeopardize your Golden Visa. Consult with GDRFA before proceeding.

Best Areas to Buy for Golden Visa

Focus on areas where AED 2M+ properties are readily available and offer good value:

Prime Freehold Areas

• Downtown Dubai: Prestigious address, strong appreciation
• Dubai Marina: Waterfront lifestyle, high rental demand
• Business Bay: Central location, excellent connectivity
• Palm Jumeirah: Exclusive island living
• Dubai Hills Estate: Family-friendly, golf course community
• Emirates Hills: Ultra-luxury villas
• Dubai Creek Harbour: New waterfront development

Common Mistakes to Avoid

1. Buying leasehold property: Only freehold properties qualify for Golden Visa
2. Incomplete documentation: Ensure all property documents are in order before applying
3. Property value miscalculation: If combining properties, get official valuations
4. Selling too early: Must retain property for minimum 3 years
5. Not maintaining residency: Must visit UAE every 180 days
6. Ignoring Emirates ID renewal: Renew Emirates ID before expiry to avoid fines

Golden Visa Application Support

Premier Dubai Realty offers complete Golden Visa assistance:

• ✅ Property selection meeting Golden Visa criteria (AED 2M+)
• ✅ Property valuation and documentation support
• ✅ Application preparation and submission to GDRFA
• ✅ Medical test coordination
• ✅ Emirates ID application assistance
• ✅ Family sponsorship support
• ✅ Ongoing residency maintenance guidance

Service fee: AED 15,000 for complete end-to-end support

Frequently Asked Questions

Can I get Golden Visa with off-plan property?

Not immediately. You must wait until the property is completed, handed over, and the title deed is issued in your name. Then you can apply for Golden Visa.

Does my spouse automatically get Golden Visa?

No, but you can sponsor your spouse for a Golden Visa once you receive yours. The sponsored family members also receive 10-year visas.

What if I'm rejected?

Rejections are rare if all criteria are met. Common reasons: property value below AED 2M, incomplete documents, property in non-freehold area. You can reapply after addressing the issues.

Do I need to live in Dubai full-time?

No. You just need to visit UAE at least once every 180 days. You can live anywhere in the world and maintain your Golden Visa.

Can I work in Dubai with Golden Visa?

Yes! The Golden Visa includes work authorization. You can work for any employer without needing their sponsorship, or start your own business.

This guide reflects Golden Visa requirements as of December 2024. Regulations may change. For the latest requirements and personalized application support, contact our Golden Visa specialists.

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