UAE Golden Visa Guide (2025)
UAEAre you ready to take the next step in your life—not just with an investment, but with the confidence of long-term security, prestige, and complete freedom of movement?
Dubai’s iconic skyline and world-class infrastructure are no longer just a dream. Through the Golden Visa program, this vision becomes a tangible reality. As of 2025, this redesigned visa pathway offers real estate investors not only long-term residence, but also 10 years of uninterrupted stay, family sponsorship, and seamless global access.
What’s more, your investment is rooted in Dubai—one of the fastest-growing, most stable, and internationally trusted markets in the world.
This guide covers everything you need to know about the Golden Visa—from benefits and eligibility to the legal steps and critical fine print. If you’re looking to secure not just a property but a future, you’re in the right place.
What is the Golden Visa?
The Golden Visa is a long-term residency program launched by the United Arab Emirates in 2019 and significantly expanded in 2025. Far more than a traditional visa, it represents a lifestyle upgrade—offering international investors the prestige of residency, global mobility, and family security.
As of 2025, the most remarkable feature of the UAE Golden Visa is its accessibility. It is no longer exclusive to ultra-high-net-worth individuals; it is now open to real estate investors, entrepreneurs, skilled professionals, and creatives. One of the most attractive routes is through Golden Visa real estate investment, where owning property valued at AED 2 million or more qualifies you for this prestigious 10-year visa.
Unlike traditional residence permits, this visa:
- Requires no local sponsor,
- Remains valid even if you stay outside the country for more than 6 months,
- Covers your entire family (including spouse and all children),
- And grants you the full range of rights for daily life in Dubai—from launching your own business and earning rental income to working independently, opening a bank account, or even registering a vehicle.
In short, the UAE Golden Visa is more than just a visa; it’s a gateway to building a globally connected life in a rapidly growing and secure city.
As of 2025, obtaining residency through real estate investment in Dubai has never been more accessible, transparent, and rewarding.
Who Can Apply?
As of 2025, the Golden Visa is no longer reserved solely for high-net-worth individuals. It now welcomes a diverse range of qualified applicants across multiple fields. This long-term residency program is not only investment-driven but also designed to recognize talent and contributions.
The following groups may apply for the UAE Golden Visa if they meet the required conditions:
- Real Estate Investors:
Individuals who have acquired property worth at least AED 2 million. Eligible assets may include residential apartments, villas, or commercial properties. A valid title deed is mandatory for approval.
(Note: This guide focuses specifically on the Dubai Golden Visa real estate investment route.) - Entrepreneurs:
Individuals with innovative business ideas or active startup founders. Applications are evaluated based on business plans and the financial health of the company. - Doctors, Engineers, and Academics:
Professionals working in strategic sectors such as healthcare and technology may apply under a special visa quota. Diplomas and valid professional licenses are required. - Artists and Creative Professionals:
Applicants who have achieved national or international recognition in fields such as music, visual arts, literature, fashion, or design. - Individuals with Exceptional Talent:
This category includes inventors with registered patents, scientific researchers, Olympic athletes, and internationally awarded creatives. - Highly Educated Graduates:
Graduates from top-ranked universities with high academic performance are also eligible to apply.
With the 2025 reforms, the Dubai Golden Visa program offers more than just residency—it provides long-term access to Dubai’s exceptional lifestyle and economic ecosystem.
However, please note: this specific guide focuses exclusively on the UAE Golden Visa real estate investment pathway.
Golden Visa Requirements for Real Estate Investment
For those seeking the UAE Golden Visa through real estate, the criteria as of 2025 are clearly defined and increasingly accessible. The UAE government has outlined specific conditions to ensure security and transparency for foreign investors applying for long-term residency through property ownership.
If you’re wondering how to apply for Dubai Golden Visa 2025 via real estate, here are the key requirements you need to meet:
1. Minimum Investment Amount
The applicant must own one or more properties with a total value of at least AED 2,000,000 (approximately USD 545,000). The value must be verified with an official title deed.
2. Full Ownership Under the Applicant’s Name
All properties must be fully registered in the applicant’s name. In cases of joint ownership with family members, additional documentation may be required to verify individual shares.
3. Off-Plan Projects Are Also Eligible
Uncompleted or under-construction properties can also be used to qualify for the Golden Visa. However, two key conditions must be met:
- At least 50% of the payment plan must already be completed.
- The project must be developed by a Dubai Land Department (DLD)-approved developer.
4. Joint Ownership and Share Requirements
If the property is jointly owned, the applicant’s individual share must be worth at least AED 2,000,000. This share must be clearly documented and supported by an official valuation report.
5. Mortgage (Financed Property) Conditions
If the property was purchased through a mortgage, only the paid amount is considered for Golden Visa eligibility. For example, if a property is valued at AED 2.5 million but only AED 1.8 million has been paid, the application will not be approved. At least AED 2,000,000 must be fully paid.
Meeting this requirement not only secures a prestigious residency permit, but also grants you access to high rental yield opportunities, inheritance security, and the lifestyle benefits of living in Dubai.
Acquiring a Golden Visa through real estate is one of the most reliable and rewarding ways to invest in your future.
Key Benefits of the Golden Visa
The UAE Golden Visa is more than just a long-term residence permit—it opens the door to an entirely new way of living. As of 2025, the privileges it offers go far beyond traditional visa programs. With this visa, you’re not just residing in Dubai; you’re empowered to build your life with legal and financial freedom.
The rights outlined below are designed not only to ease day-to-day life for investors, but also to provide a foundation for a secure and stable future:
1. 10-Year Renewable Residency
Once approved, the Golden Visa grants the applicant and their family a 10-year residency in the UAE. This visa can be renewed automatically at the end of its term without the need for reapplication.
A reminder system is in place to alert you before expiration, and renewal is handled seamlessly—ensuring your future remains uninterrupted and fully protected.
Important: Selling your property after receiving the Golden Visa may put your residency status at risk.
- The Golden Visa is strictly tied to owning property worth at least AED 2 million.
- If the property is sold, the visa can be revoked—even if it’s still valid.
- This is typically identified during renewals, Emirates ID processes, or official reviews.
- To maintain your residency rights, it’s recommended to acquire a new qualifying property before selling the original one.
- If no new property is purchased, the Golden Visa will ultimately be considered invalid.
Although the Golden Visa is a valid long-term permit, property ownership is its foundation. We recommend seeking legal guidance before selling to avoid any disruption.
2. No Restrictions on Time Spent Abroad
Unlike many residency permits, the Golden Visa remains valid even if the holder spends more than six consecutive months outside the UAE. Whether you’re frequently traveling for business, living part-time in another country, or maintaining a dual lifestyle, your visa remains unaffected.
In short: “Your property can be in Dubai, but you’re free to live wherever you choose.” When you return, your residency rights continue without interruption.
3. Includes Family Members (Spouse and All Children)
The Golden Visa extends not only to the primary applicant but also to their immediate family.
- Your spouse receives the same 10-year residency rights.
- Your children can enroll in private or international schools without restrictions.
- University-age children are no longer required to apply for a separate student visa.
This makes the Golden Visa an ideal long-term solution for families seeking stability, education opportunities, and a unified legal status in the UAE.
- Male children: Covered up to age 25 (must be single and enrolled in education)
- Female children: No age limit (must remain unmarried)
- Children with special needs: Covered regardless of age
4. Freedom to Work and Engage in Economic Activities
Holders of the UAE Golden Visa enjoy full autonomy in the UAE when it comes to employment and business. They can:
- Start a business without the need for a local sponsor or additional work permit
- Work as self-employed professionals
- Rent out their real estate properties
- Establish a company under their own name
This flexibility makes the Golden Visa especially attractive for entrepreneurs, freelancers, and global investors seeking full economic independence in the UAE.
Opening a business, registering a bank account, or purchasing a vehicle in Dubai does not require any additional permits if you hold a Golden Visa.
5. Full Access to Daily Life Services
Golden Visa holders enjoy many of the same rights and services as UAE citizens, including the ability to:
- Open a bank account in local banks
- Obtain a UAE driving license and register a vehicle
- Access both public and private healthcare services
- Connect to international insurance systems
All of these actions can be completed without the need for additional visa applications or work permits.
Having a registered address in Dubai is not just a prestigious real estate investment — it represents family security, entrepreneurial freedom, and the right to live like a global citizen. And today, accessing this system is just a few steps away.
Step-by-Step Application Process
Applying for the Golden Visa is not as complex as it may seem. Especially for real estate investors, the process is smooth and efficient when supported with the correct documents and proper steps. Below is the step-by-step application guide as of 2025:
1. Obtain the Title Deed
The property must be registered in the applicant’s name with an official Title Deed. If newly acquired, it must already appear in the Dubai Land Department (DLD) system.
2. Get a Valuation Certificate via DLD
An officially certified DLD appraiser must issue a Valuation Certificate confirming the property is worth at least AED 2,000,000. Applications cannot proceed without this document.
3. Submit the Application Form & Receive Preliminary Approval
The completed Golden Visa application form, along with a copy of the valid passport and property documents, is submitted to the immigration authority.
Once reviewed, a pre-approval is issued to proceed to the next steps.
4. Health Insurance & Emirates ID Application
You must have valid health insurance accepted in Dubai, either public or private.
Then, the identity registration process begins:
- Apply for your Emirates ID
- Submit biometric data (fingerprints, face scan, etc.)
5. Medical Fitness Test & Biometrics
UAE law requires a basic medical screening for residency applicants. This typically includes:
- Chest X-ray
- Blood tests
- Screening for infectious diseases
6. Golden Visa Issuance & Delivery
Once all steps are complete, your visa is processed digitally and issued along with the Emirates ID.
You will receive a 10-year valid Golden Visa and official residency card.
How Long Does It Take?
The average processing time is 2 to 4 weeks.
Submitting complete documentation and having the payment conditions fulfilled speeds up the process.
Each of these steps can be completed either in person in Dubai or through a legal representative with power of attorney.
If preferred, we can manage the entire process on your behalf and keep you informed at every stage—ensuring a smooth and stress-free experience.
Required Documents (For Real Estate Investment Applicants)
When applying for the Golden Visa, you must officially document both your identity and your investment. As of 2025, the following documents are required for those applying through real estate acquisition. All documents must be complete and up to date to ensure a fast and smooth application process.
1. Valid Passport
- Must be valid for at least 6 months
- Clear, colored scanned copy
2. Title Deed
- The property must be registered in the applicant’s name
- Must be recorded in the Dubai Land Department (DLD) system
3. Valuation Certificate
- Must be issued by an official DLD-authorized appraiser
- Must certify that the property is valued at a minimum of AED 2,000,000
4. Valid Health Insurance (for the UAE)
- Can be from a public or private provider
- Must cover the applicant for at least 1 year
5. Biometric Photo
- White background, recent, passport-size
- Must be provided in both digital and printed format
6. Medical Test Report
- Must be conducted at an authorized medical center in Dubai
- Includes screening for HIV, Hepatitis, and infectious diseases
- Registered in the system as a “Medical Fitness Certificate”
7. Emirates ID Application Form
- Completed online
- Required before fingerprinting and biometric registration
8. Joint Ownership (If Applicable)
If more than one name appears on the title deed:
- The applicant’s share must be valued at a minimum of AED 2,000,000
- This must be verified with an official valuation certificate
- The ownership percentage must be clearly stated on the deed
To avoid delays, consider using a consultancy service to verify your documents before submission.
Frequently Asked Questions
Yes, you can. As long as the title deed is registered in your name, it does not matter if the property is rented. Rental income does not affect your eligibility for the Dubai Golden Visa.
Yes, it is. However, there are two key requirements:
- At least 50% of the property’s value must be paid
- The developer must be approved by the Dubai Land Department (DLD) and officially listed as such
Note: Properties under reservation without payments made are not eligible.
Yes. Golden Visa holders can start their own business, work for any company, or operate as a freelancer—no sponsor is required.
The visa may be cancelled. The Dubai Golden Visa is tied to real estate ownership. If the property is sold and not replaced by one of equal value, your residency may become invalid. However, if you purchase another qualifying property, your visa can remain valid.
Yes. You may combine the value of multiple properties as long as the total value exceeds AED 2 million and all are registered in your name.
Yes, under certain conditions. Your share must be worth at least AED 2 million, and this must be proven with a valuation report. Each co-owner must apply separately with individual documents.
No. There is no age restriction for the main applicant. However, minors (under 18) must apply through their parents. Family age limits have also been relaxed, especially for dependent children.
No, not directly. However, long-term residence and consistent investment in the UAE may strengthen future citizenship applications under certain government pathways.
Yes. The application can be submitted remotely via an authorized representative. All documents can be collected online, but biometric data and medical testing must be completed in Dubai.
No. The Golden Visa does not require permanent residency. You can live abroad for more than six months without losing your visa status, making it ideal for international investors and frequent travelers.
Conclusion
With a real estate investment in Dubai, you gain more than just property ownership—you secure 10 years of residency, personal freedom, and financial security for yourself and your family.
The Golden Visa has evolved into more than a privilege; it is now a strategic opportunity for those planning their future in a global hub.
Whether you’re searching for a holiday apartment, a seaside villa, or a centrally located investment property, obtaining the Golden Visa through real estate has never been more accessible.
Secure your future with the Golden Visa and enjoy permanent residency with investment benefits.
Contact our expert consultants now to explore eligible properties and manage the entire application process on your behalf.