Ever thought about calling Dubai home for the long haul? The UAE Golden Visa opens that door. It’s a 10-year visa you can renew, and you don’t need a local sponsor to stay.
Dubai’s property scene is on fire these days. Buying real estate is a smart way to lock in your future, and it’s simpler than ever. Pick a fancy villa or a cool apartment, it’s your choice.
This guide spells it all out for you. We’ll cover who qualifies, what it’ll cost, and the top spots for big returns. We walk you through the steps to apply, from off-plan projects to homes you can move into right away. Are you ready to make your Dubai dreams real?
What Is the UAE Golden Visa and Why Choose Property Investment?
The UAE Golden Visa is a game-changer for long-term residency. It allows you to live, work, and study in the Emirates without the hassle of frequent renewals. Unlike standard visas, this one stays valid for 5 or 10 years.
The program was designed to welcome global investors and talent. It offers a sense of stability and belonging. As long as you maintain your investment, you can easily renew it. It is the perfect path for those who want to call the UAE home. Iconic villas from AED 2.5M+. Beachfront luxury with 10-15% annual appreciation.
Unlike employment visas, this path offers stability. No job loss worries, just hold your Dubai property investment, and your Golden Visa stays secure.
UAE Golden Visa Property Investment Requirements in 2026
Ready to qualify? Here’s what you need for a Golden Visa through property investment in Dubai.
Minimum Investment Thresholds
Dubai sets clear rules via the Dubai Land Department (DLD) and GDRFA:
| Visa Type | Minimum Property Value (AED) | Key Notes |
| 10-Year Golden Visa (Investor) | 2,000,000 | Off-plan or ready properties qualify; multiple units can combine. |
| 5-Year Golden Visa (Investor) | 1,000,000 (in some freeholds) | Shorter term but lower entry; check developer approvals. |
| Family Inclusion | Same as above | Spouse, kids under 25, and parents can join. |
Pro Tip: Off-plan properties from trusted developers like Emaar or DAMAC often qualify faster. Your Dubai property investment must be in freehold areas—no mortgages under 50% LTV allowed for full value credit.
Who Is Eligible For UAE Golden Visa?
- Investors: Any nationality, aged 18+.
- No Criminal Record: Clean police clearance required.
- Health Check: Standard medical fitness test in the UAE.
- Proof of Funds: Show down payment or full purchase via bank statements.
Unmarried women or single parents? You still qualify. Dubai’s rules are inclusive. For the UAE Golden Visa through property investment, finalize your purchase first, then apply.
Requirements for a 10-Year Investor (Golden) Visa in the UAE
You qualify if you own property in Dubai worth at least AED 2 million. This can be one property or several, as long as they’re all in your name.
Husbands and wives can own a property together, but you’ll need your marriage certificate. It must be attested by MOFA and translated into Arabic.
If a property is jointly owned and its total value is less than AED 4 million, only one person can apply for the Golden Visa and then sponsor the spouse. The ownership shares must be equal. If the shares are not equal, only the person with the higher share can apply as the main visa holder.
If you already have a title deed, you can apply as long as the market value exceeds AED 2 million, and an official property valuation certificate is required. Joint ownership with partners is allowed, but your individual share must be at least AED 2 million.
Best Dubai Locations for Golden Visa Property Investment
Palm Jumeirah
Grab your own iconic villa from just AED 2.5M. Picture beachfront luxury with steady value growth—expect 10-15% appreciation each year in this world-famous spot.
Downtown Dubai
Dream of living right by the Burj Khalifa? Emaar’s towers give you jaw-dropping views. Snag a premium studio starting at AED 2M.
Dubai Hills Estate
Ideal for families and golf fans. Check out roomy off-plan villas from AED 2.2M. It’s all about that calm, green vibe.
Jumeirah Village Circle (JVC)
Jump into the market on a budget with townhouses from AED 2M. Smart pick for investors, rental yields can hit up to 7%.
Dubai Creek Harbour
Get in early on this rising waterfront gem. Big growth coming by 2028. These off-plan properties in Dubai are shaping Dubai’s next skyline.
Quick Overview of Top Areas for Investment in Dubai
| Location | Avg. Price (AED 2M+) | Rental Yield | Growth Potential |
| Palm Jumeirah | 15M+ Villas | 5–6% | High |
| Downtown | 2.5M | 6–7% | Very High |
| Dubai Hills | 2.2M Villas | 6.5% | High |
| JVC | 2M Townhouses | 7–8% | Medium-High |
Step-by-Step Process: How to Get Your Dubai Golden Visa
Getting a UAE Golden Visa via a Dubai property is simple. Just follow these 8 steps.
1. Research and Set Your Budget
Look for properties over AED 2 million on sites like DXB Interact. Add 4% DLD fee and 2% agency cost to your budget.
2. Pick a Developer or Agent
Choose trusted names like Emaar, Nakheel, or Sobha. They guarantee Golden Visa eligibility. Sign a reservation form. It costs AED 5,000 to 20,000. If you are unable to directly find properties for these developers, you can contact our experts at Apex Skyline. Our dedicated team will guide you through the process.
3. Get Financing (If You Want)
Banks like Emirates NBD give 50-75% mortgages. Pay 25-50% down payment yourself. This helps you qualify.
4. Finalize the Buy
Sign the Sales Purchase Agreement (SPA). Pay the 4% DLD fee. Get your Title Deed in 2-4 weeks.
5. Apply for Visa Eligibility
Go to DLD’s Golden Visa portal. Submit your Title Deed, passport, and proof of investment. Approval takes 7-10 days.
6. Enter UAE and Do Medical/Emirates ID
Fly in on a tourist visa. Complete biometrics and health check. It costs AED 800-1,200.
7. Get GDRFA Approval
Apply online at ICP.gov.ae. Pay fees (AED 9,684.75 for a 10-year single visa).
8. Pick Up Your Visa
Get the stamp in your passport. Sponsor your family separately.
Cost Breakdown for UAE Golden Visa Property Investment
Budget wisely, here’s a realistic table for an AED 2.5M off-plan property in Dubai:
| Expense | Amount (AED) | Notes |
| Property Down Payment | 500,000+ | 20–50% typical |
| DLD Transfer Fee | 100,000 (4%) | One-time |
| Agency/Registration | 50,000 (2%) | Negotiable |
| Golden Visa Fees | 9,685 (single) + 5,000/family | 10-year |
| Medical/Emirates ID | 1,500 | Per person |
| Legal/Consultancy | 10,000–20,000 | Optional but smart |
| Total Upfront | ~680,000 | Excluding full property cost |
Benefits of the UAE Golden Visa Through Dubai Property Investment
- Bring your whole family along. Sponsor your spouse, kids (even those over 25 if they’re studying), and parents too—no hassle.
- Kickstart your business dreams. Set up companies easily and snag loans without the usual headaches.
- Make smart money moves. Dubai properties deliver around 10% returns each year on average—the visa is the bonus that sweetens the deal.
- Renew without stress. Just keep your property’s value steady, and reapply smoothly every time.
- Expats can’t get enough—over 100,000 Golden Visas handed out by 2025, tons through property investments.
Common Mistakes to Avoid When Applying
Don’t trip up your Golden Visa through property investment:
- Skipping Verification: Always check DLD’s mawaakaf.ae for developer approvals.
- Over-Leveraging: Mortgages reduce qualifying value—pay cash if possible.
- Ignoring Off-Plan Risks: Delays happen; choose Phase 1 handover projects.
- Family Oversights: Kids over 18 need separate proof.
- Outdated Info: Rules evolve, consult DLD or firms like Fragomen in 2026.
Conclusion
Buying Dubai property for a Golden Visa gives you more than residency. It opens doors to tax-free growth. You get world-class infrastructure, too. Plus, endless chances in a top global city.
Imagine growing wealth for your family. Enjoy easy links to worldwide business. Get the best healthcare. Live a life full of new ideas and luxury. Dubai’s skyline keeps growing. Think about big projects and secure your spot instantly with Apex Skyline. Great off-plan properties in Dubai won’t last. Talk to our trusted expert. Match your buy to your dreams. Step into 10 years or more of true freedom.
Frequently Asked Questions
Can I get a UAE Golden Visa with a mortgage?
Yes, you can qualify. You must have paid at least AED 2 million of the property’s value. A bank NOC is also required.
How long does a Dubai Golden Visa last?
The visa is valid for 10 years. You can renew it indefinitely as long as you still hold your qualifying real estate investment.
Do off-plan properties qualify for the Golden Visa?
Yes, off-plan units are eligible now. The total value must be AED 2 million, and specific developer or completion criteria usually apply for approval.
What’s the difference between Abu Dhabi and Dubai Golden Visas?
Both need an AED 2 million investment. Dubai has higher liquidity. You can sell fast. Abu Dhabi feels more stable. It’s great for families.
Is the UAE Golden Visa permanent?
It is not permanent residency. It is a long-term, renewable 10-year permit that stays valid if you maintain your investment and health status.
