Guide: Visa for Real Estate Investors in UAE

The UAE has become a significant destination for property investors worldwide, offering clear pathways to residency through real estate. This guide examines the Golden Visa program designed for people investing in property. You'll understand what the Golden Visa provides, how your property investment makes you eligible, what documentation is necessary, and how the application process works from beginning to end. Whether you're considering your first property purchase in Dubai or you've already invested and want to secure long-term residency, this article explains the essential information.

What Is the UAE Golden Visa for Real Estate Investors?

The UAE Golden Visa for real estate investors is a long-term residency permit that gives investors and their families the right to live, work, and study in the UAE for extended periods. It differs from standard residence visas that require employer or family sponsorship. The Golden Visa provides 10 years of residency with renewal options, offering genuine stability and independence.

For property buyers, this visa creates a direct path to UAE residency through real estate ownership. The program was introduced to attract foreign investment and talent, with authorities recognizing that property investors contribute substantially to the nation's economic development. When you purchase property meeting specific value requirements, you become eligible to apply for this residency status.

The Golden Visa removes traditional UAE residency limitations. You can remain in the country without employment sponsorship, and the standard six-month absence rule that cancels regular permits does not apply. Your spouse and children can be included under the same visa, regardless of their ages. You can also sponsor your parents and an unlimited number of domestic helpers. This creates flexibility for investors who divide their time between the UAE and other countries, or who want to establish a base in the Emirates while maintaining business interests elsewhere.

Key Benefits of the UAE Golden Visa for Property Investors

The Golden Visa through real estate investment offers advantages that extend well beyond basic residency. Here are the main benefits worth considering:

• 10-year residency with renewal options provides security without the burden of frequent visa renewals or concerns about changing immigration policies. You receive a full decade of residency that can be extended, allowing you to make plans with confidence and certainty about your status.
• No requirement for a sponsor removes the dependency inherent in the traditional UAE visa system. Most residence visas require an employer or family member to act as sponsor. With the Golden Visa, you sponsor yourself and maintain full control over your residency status.
• Ability to stay outside the UAE for extended periods without losing residency is particularly valuable for international investors. Standard residence permits are cancelled after six months of absence. The Golden Visa eliminates this restriction.
• Family inclusion allows you to bring your spouse and children under the same visa, regardless of their ages. Your family members receive the same long-term residency benefits and can live, study, and work in the UAE without separate sponsorship requirements. You can also sponsor your parents.
• Access to UAE services gives you full resident privileges, including easier bank account opening, local phone contracts, driving licenses, and healthcare and education services.
• Tax advantages become available since the UAE has no personal income tax, though specific benefits depend on your home country's tax treaties.
• Business ownership opportunities expand considerably, allowing you to establish and own businesses without needing a national sponsor.
• Residency continuation for family even if the primary visa holder passes away, family members can stay in the UAE until the end of their permit duration.

If you want to understand all the benefits of the Golden Visa in greater detail, you can review our detailed article about Golden Visa benefits.

Eligibility Criteria for the Golden Visa

Approval for a Golden Visa through real estate requires meeting specific investment thresholds and conditions. The requirements are clearly defined:

• Minimum property value of AED 2 million is the baseline investment required. Your property purchase must meet or exceed this amount to qualify. This can be a single property or multiple properties combined, provided the total value reaches the threshold.
• Property must be wholly owned by the investor. The real estate investment needs to be entirely registered in your name. If ownership is in the form of a share in a joint property, the value of your share must not be less than AED 2 million.
• Mortgaged properties can qualify for the Golden Visa. As long as the mortgage is from specific local banks approved by the competent local entity, the property remains eligible. You'll need to provide a bank letter indicating the bank does not object to issuing a residence permit on the property, showing the paid amount and the balance.
• Property lien is required. A lien will be placed on the property to ensure continuity of ownership throughout the validity of the Golden Residency, in accordance with land department procedures.
• The applicant must be inside the UAE when applying for the Golden Visa.
• Clean legal record is essential. Applicants need a clean criminal background.
• Valid passport is required for the application.
• Medical insurance coverage for yourself and your family is mandatory.
• Financial solvency is a condition. You must be able to support yourself and your family without needing government support throughout the Golden Residence Permit validity period.

Documents Required for Real Estate Investors

Proper documentation is essential for a smooth application process. Missing or incorrect paperwork causes delays and potential rejections. Here are the required documents:

• Valid passport for yourself and all family members you're including in the application.
• Property title deed (e-Certificate of Title / Title deed) proving your ownership. The property value must be certified by a property status statement certificate issued by the land department. A property valuation certificate may be accepted through offices licensed by the land department.
• Bank letter for mortgaged properties. If your property is mortgaged, you need a bank letter indicating 2 million AED paid amount as proof, showing that the bank does not object to issuing a residence permit on the property.
• Personal photo meeting UAE specifications for visa and Emirates ID.
• UAE ID copy if you already have one from a previous or current UAE residence visa.
• Copy of current residence permit if you have one.
• Medical insurance policy covering you and your family members in the UAE.
• Marriage certificate and birth certificates for family members if you're including your spouse and children. These require proper certification.
• IBAN Number for processing.
• Completed application forms specific to where you're applying.

Application Process

Applying for the Golden Visa through real estate investment follows a structured sequence. In Dubai, applications go through the Dubai Land Department at designated service centers. For properties in other emirates, you submit your application through the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP).

Each step builds on the previous one, and completing them in the correct order prevents complications.

1. Purchase qualifying property and complete registration. Before applying for any visa, you must have full ownership of the property with all paperwork finalized. The property purchase value must be equal to or more than 2 million AED at the time of purchase.
2. Obtain property documentation. Gather your title deed, property status statement certificate, bank letter if the property is mortgaged, and any required valuation certificates.
3. Secure medical insurance. Obtain health insurance coverage for yourself and your family members.
4. Ensure you are inside the UAE. The applicant must be physically present in the UAE to apply.
5. Submit application through the correct channel. For Dubai properties, visit designated service centers including Al Manara Center (Cube), Dubai World Trade Centre, or Golden Cube. For properties in other emirates, submit through ICP services.
6. Pay application fees. In Dubai, the total fee for a 10-year residency permit is AED 9,884.75, which includes medical examination (AED 700), Emirates ID for 10 years (AED 1,153), confirmation of residency permit for 10 years (AED 2,856.75), Dubai Land Department fees (AED 4,020), and administrative fees (AED 1,155). Family sponsorship has additional fees.
7. Perform medical examination at the center. All applicants undergo approved medical screening.
8. Complete biometrics and Emirates ID registration. Provide fingerprints, signature, and other biometric data for your Emirates ID card.
9. Receive Golden Visa approval. The residence permit is typically sent via email.
10. Add family members if applicable. Once your Golden Visa is issued, you can sponsor family members under the same visa type. They undergo similar documentation and medical processes.

Processing times are typically 7 to 10 business days in Dubai, though this may vary by emirate and application volume.

Is the UAE Golden Visa Right for You?

The Golden Visa through real estate investment is suitable for many international buyers. If you're purchasing property in the UAE valued at AED 2 million or more and plan to spend time there, the visa provides long-term residency security. For families seeking stability in the Emirates, the ability to sponsor family members provides substantial benefits.

The program is well-suited to investors who value long-term residency without a sponsor requirement. According to official sources, Golden Visa holders are exempt from the 180-day residency law, as the residency is considered void only if it expires outside the country.

The AED 2 million investment threshold is substantial. According to official sources, one of the conditions for maintaining a Golden Residence Permit is the ability to support oneself and one's family without needing government support. The Authority reserves the right to ensure that individuals continue to meet the conditions throughout the validity period of the Golden Residence Permit.

LYLAW specializes in helping real estate investors secure UAE Golden Visas. Our team manages the entire process, from verifying your property qualifications to submitting applications through the correct channels (whether that's Dubai Land Department or ICA for other emirates) and following up with authorities. We ensure your documentation is complete and correct from the start, preventing delays and rejections that result from incomplete applications. If you're considering a Golden Visa through your UAE property investment, contact LYLAW for professional support throughout the process.