UAE Golden Visa Through Property Investment: A Comprehensive Legal Guide to Eligibility, Valuation and Application Procedures

The UAE Golden Visa is a long-term residency programme introduced by the Federal Government to attract strategic investors and strengthen the country’s economic ecosystem. Under this scheme, eligible individuals may obtain a 10-year renewable residence permit without the requirement of a local sponsor.

 

One of the most widely utilised pathways to the Golden Visa is property investment, particularly in Dubai, where applications are administered by the Dubai Land Department (DLD) in coordination with the General Directorate of Residency and Foreigners Affairs (GDRFA).

 

This article outlines the eligibility criteria, regulatory framework and practical considerations for obtaining a Golden Visa through property investment in Dubai, based strictly on official government procedures and established practice.

 

Eligibility Criteria

To qualify for the UAE Golden Visa under the property investor category, applicants must satisfy the following mandatory conditions:

1. Ownership Requirement
   The applicant must own one or more properties in Dubai that are legally registered with the Dubai Land Department.
   
   
2. Minimum Investment Threshold
   The total registered value of the property, or combined properties, must be not less than Dh2,000,000.

This valuation is assessed strictly on the basis of official DLD registration records, not market estimates or informal valuations.

 

1. Property Classification
   The qualifying property must:

• be located within a designated freehold area where foreign ownership is permitted;
• be fully registered with the DLD; and
• be held in the applicant’s personal name, or structured in a manner that clearly reflects the applicant’s individual ownership entitlement.
  
  

Applications that fail to meet the minimum valuation requirement are not eligible for consideration under the property investor Golden Visa category.

Property Ownership Structures

Single property
Must be valued at Dh2,000,000 or more

Multiple properties
Combined registered value must be Dh2,000,000 or more

Joint ownership
The applicant’s individual share must independently meet Dh2,000,000

Mortgaged Properties

Properties purchased through bank financing may qualify for the Golden Visa, subject to the following conditions:

The applicant must submit a Bank No Objection Certificate confirming:

• the outstanding loan amount; and
• the total property value;
• the applicant’s paid equity.
  
  

In practice, Dubai authorities assess the documented ownership value and paid portion as reflected in official records and supported by the bank’s confirmation. Each application is evaluated on its own merits, and compliance with the minimum investment threshold remains essential.

Off-Plan Properties

Off-plan properties may be considered eligible provided that:

• the property is purchased from a RERA-approved developer;
• the Sale and Purchase Agreement is registered through the Oqood system;
• payments are routed through a regulated escrow account; and
• the contracted property value meets or exceeds Dh2,000,000.
  
  

Acceptance of off-plan properties remains subject to verification by the Dubai Land Department at the time of application, based on official registration and payment records.

Required Documentation

Applicants are required to submit:

• a valid passport with a minimum of six months’ validity;
• title deed or registered ownership certificate;
• property valuation, if requested by the authority;
• bank NoC where the property is mortgaged;
• medical fitness certificate;
• valid UAE health insurance; and
• a passport-sized photograph.
  
  

Additional documentation may be requested by immigration authorities depending on the specific circumstances of the application.

Application Procedure

Golden Visa applications through property investment are processed exclusively through official government channels, including:

• Dubai Land Department;
• the Federal ICP portal; and
• GDRFA Dubai.
  
  

Procedural steps include:

• property eligibility verification;
• application submission;
• medical examination;
• biometric registration;
• visa issuance; and
• Emirates ID processing.
  
  

Estimated processing time is approximately two to four weeks, subject to the completeness and verification of documentation.

Rights and Benefits

Golden Visa holders are entitled to:

• live, work and study in the UAE without restriction;
• sponsor a spouse and children;
• sponsor domestic staff;
• remain outside the UAE for extended periods without visa cancellation; and
• enjoy ten-year residency stability, renewable subject to continued eligibility.
  
  

Key Legal Considerations

Eligibility is assessed strictly on officially registered property values, not informal or market-based valuations.
Sale or transfer of the qualifying property may affect visa renewal eligibility.
Applications must be submitted only through authorised government portals.
No third-party agent or consultant can guarantee visa approval without full compliance with regulatory requirements.

Conclusion

The UAE Golden Visa through property investment is a structured, evidence-based residency pathway grounded in regulatory compliance and verified ownership records. The cornerstone requirement remains ownership of Dubai real estate valued at Dh2,000,000 or more, supported by accurate documentation and proper registration.

While the programme offers substantial residency security and long-term benefits, successful outcomes depend on careful structuring, verified ownership and strict adherence to official procedures.

 

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