What Is the Dubai Golden Visa?
The Golden Visa is a long-term residency visa introduced by the UAE government in 2019 and expanded significantly in 2022. Unlike a standard residency visa (which requires employer sponsorship and renewal every 2-3 years), the Golden Visa gives you 10 years of self-sponsored residency that automatically renews as long as you maintain your qualifying investment.
For property investors, it's the most straightforward path to UAE residency: buy qualifying property, apply for the visa, and receive long-term residency for your entire family. There's no need for a job offer, business setup, or local sponsor.
Golden Visa Benefits — Why Investors Want It
10-Year Residency
Self-sponsored, automatically renewable. No employer needed. Live, work, study, and open businesses in the UAE for a full decade.
Family Sponsorship
Sponsor your spouse, children (regardless of age), and one domestic worker. Children retain the visa even after turning 18.
Zero Income Tax
No personal income tax on rental earnings, capital gains, or worldwide income. No inheritance tax. No wealth tax.
No Minimum Stay
Unlike standard visas, the Golden Visa has no minimum stay requirement. You can live abroad and maintain your UAE residency.
UAE Banking Access
Open personal and business bank accounts with major UAE banks. Access USD-pegged AED currency and international banking services.
Global Mobility
UAE residency strengthens visa applications to many countries. Access the world-class UAE infrastructure for healthcare, education, and business.
Property Requirements for Golden Visa
The eligibility criteria are straightforward, but there are nuances worth understanding.
| Requirement | Details |
|---|---|
| Minimum property value | AED 2,000,000 (approximately USD 545,000 / GBP 430,000 / INR 4.5 Crore) |
| Property type | Residential or commercial. Freehold only. Can be off-plan or ready. |
| Single or multiple? | Can be one property or a portfolio of properties totalling AED 2M+ |
| Off-plan eligible? | ✓ Yes — off-plan properties qualify even before handover, provided the total investment value meets the threshold |
| Mortgaged property? | ✓ Yes — the total property value counts (not just equity). The full purchase price determines eligibility. |
| Joint ownership? | Each co-owner's share must independently meet AED 2M to qualify individually |
| Nationality restrictions? | ✗ None — all nationalities eligible |
| Age requirement | Must be 18+ years old |
| Criminal record | Clean criminal record required (UAE and home country) |
| Health insurance | Valid UAE health insurance required for visa issuance |
Many buyers don't realize that off-plan properties qualify for the Golden Visa. This means you can purchase a property that hasn't been built yet — locking in a lower price with a flexible payment plan — and still receive your 10-year Golden Visa. This makes off-plan the most strategic route for Golden Visa investors seeking both residency and maximum ROI.
How to Get the Golden Visa Through Property — Step by Step
Purchase Qualifying Property
Buy property worth AED 2M+ in a freehold area. Binayah handles the entire purchase process.
Obtain Title Deed / Oqood
For ready property: title deed from DLD. For off-plan: Oqood registration certificate.
Apply for Golden Visa Nomination
Submit application through ICP (Federal Authority for Identity, Citizenship, Customs and Port Security) or via approved typing centers.
Complete Medical & Emirates ID
Medical fitness test at approved center. Emirates ID biometrics. Can be done in-country or at UAE Embassy.
Receive 10-Year Golden Visa
Visa stamped in passport or issued digitally. Sponsor family members on the same visa.
Enjoy UAE Residency
Live, work, study, bank, and invest freely in the UAE. Auto-renewable every 10 years.
Our Golden Visa team manages the entire process end-to-end: property purchase, DLD registration, visa nomination, medical coordination, Emirates ID, and family sponsorship. Many of our clients complete the process entirely remotely via Power of Attorney. Average processing time: 30 days from property purchase to visa issuance.
Ready to Get Your Golden Visa?
We'll match you with the best AED 2M+ properties for both investment returns and Golden Visa eligibility.
Best Properties for Golden Visa (AED 2M+)
Here are the areas and property types that Binayah recommends for Golden Visa investors seeking the optimal balance of residency qualification, rental yield, and capital appreciation.
You can also qualify with multiple properties totalling AED 2M. For example, two apartments in JVC at AED 1M each gives you Golden Visa eligibility with a diversified portfolio earning 7-8% yield across two units. This strategy also provides higher rental income than a single unit.
Golden Visa Costs
Beyond the property investment itself, the Golden Visa application has modest processing fees.
| Fee | Amount (Approx.) |
|---|---|
| ICP application & processing | AED 3,800 – 4,500 |
| Medical fitness test | AED 500 – 700 |
| Emirates ID | AED 370 – 570 (based on duration) |
| Health insurance (annual) | AED 2,000 – 8,000+ |
| Typing center / service fees | AED 200 – 500 |
| Total processing (excl. insurance) | AED 5,000 – 6,500 |
