One of the clearest routes to long-term UAE residency: a property investment of AED 2 million or more gives a renewable 10-year visa. But the amount is a necessary condition, not the only one.
What is required
- One or more properties worth AED 2 million or more at the time of purchase, wholly owned by the applicant
- Registered ownership — a title deed
- If the property is mortgaged, a no-objection letter from the bank stating it does not object to the visa (NOC)
- Physical presence in the UAE at the application stage: medical test, biometrics, Emirates ID
What it gives
- Ten years of residency not tied to an employer
- The right to sponsor spouse, children and parents
- A more stable status during long absences from the country than an ordinary residence visa
What to check before the deal
- Whether the specific property counts — not every purchase qualifies
- How the threshold is measured with a mortgage: DLD looks at the purchase value, but the bank must issue the NOC
- How joint ownership between spouses is treated — we confirm the rule before the deal
- Whether a property under construction qualifies — the off-plan rules have changed, and we confirm at the date of application
- Whether the requirements are current: the programme has been revised and will be again
How long it takes
After title is registered — usually weeks: application, review, medical test, biometrics. Most of the time goes not on the visa but on the transaction itself and on confirming the property meets the programme's requirements.
What the visa does not do
A Golden Visa is a right of residence, not a tax status. Your tax residence at home is determined by your own country's tests — days of presence, home, centre of interests — not by holding a UAE visa. Reporting duties on foreign accounts and companies do not depend on it either. And the reverse: a UAE tax residency certificate is obtained separately, on its own criteria.
What happens if you sell
The visa is based on ownership. Selling before the term ends is a question resolved before the deal, not after: the consequences for your status depend on the rules in force and on whether the property is replaced by another.
Frequently asked questions
Is buying an apartment for AED 2 million enough?
The value threshold is necessary but not always sufficient. The requirements for the property itself and for the paperwork are checked before the deal.
Do several properties count together?
DLD rules allow one or more properties with a combined value of AED 2 million or more. We confirm the treatment of your specific set of properties before you buy.
Can my family get visas?
A Golden Visa holder can sponsor spouse, children and parents subject to conditions, including health insurance for the sponsored family members.
This is a general framework, not legal advice. UAE law changes, and procedures differ between emirates and free zones. We review each situation individually.