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UAE long-term residence
UAE Golden Visa
Obtain 10-year renewable residence through property, business or professional talent — no local sponsor, and your family can live in Dubai or Abu Dhabi.
Reviewed by Fergus Wu · Updated October 2026
Programme overview
The UAE Golden Visa is a renewable 10-year residence that needs no local employer or sponsor. The most common route is property: owning property in the UAE worth at least AED 2,000,000 in total, which can be spread across several properties, with mortgaged and off-plan property counting under certain conditions. There are also entrepreneur and professional talent routes. Holders generally do not need to spend a set number of days a year in the UAE to keep their residence, and can sponsor their families.
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InvestmentFrom AED 2,000,000
Residence10 years, renewable
Minimum stayGenerally none
FamilySpouse, children and parents
Summary
The property route requires property in the UAE worth at least AED 2,000,000 in total, which can combine several properties; the value is certified by the Dubai Land Department or a licensed valuer. Mortgaged or off-plan property must reach AED 2,000,000 in total, with a no-objection certificate from the bank or developer. Entrepreneurs can apply with SME revenue from AED 1,000,000, or an innovative project from AED 500,000. Dubai also has a separate two-year property investor visa, which is a different residence from the 10-year Golden Visa.
Key benefits of UAE Golden Visa
- 10 years, renewableThe Golden Visa is valid for ten years and can be renewed as long as you still meet the conditions.
- No employer or sponsorYou sponsor yourself as an investor, with no need for a local employer or sponsor.
- Keep residence while abroadHolders are exempt from the rule that voids ordinary residence after 180 days outside the UAE, making it a good back-up status.
- No age limit for childrenYou can sponsor your spouse and children — officially regardless of the children's age — as well as your parents.
- Sponsor domestic staffHolders can employ and sponsor domestic workers in line with UAE rules.
- Family protected if you dieIf the main holder dies, family members can stay until their residence permits expire.
- Combine properties; mortgages and off-plan countAED 2,000,000 in total across one or more properties; bank-financed and approved off-plan purchases can count.
- No personal income taxThe UAE levies no personal income tax; individuals' salaries, personal investments and personal property income are generally outside corporate tax.
- Live, work, study and investHolders and their families can live, work, study and invest in the UAE with resident benefits.
Why Global Immigrate for UAE Golden Visa
- renewable residence
- 10 years
- property investment threshold
- AED 2,000,000
- families helped by Global Immigrate across all programmes
- 500+
GI Group overseas property team
GI Group’s overseas property team helps you find, negotiate and buy — and later manage lettings.
Clear, transparent fees
All service fees and third-party costs are set out in writing before you sign — no hidden charges — and our refund terms are explained clearly.
Planning beyond immigration
GI Group’s teams can handle pre-immigration tax, asset allocation, your children’s education and overseas property at the same time, so the arrangements never conflict.
Requirements
Investment options
Choose one of the following options; the other requirements are listed below.
- EntrepreneurFrom AED 1,000,000SME revenue
- Or an innovation project from AED 500,000
- Option 2AED 2,000,000Property
- Several properties can be combined
- Held in your personal name
- Mortgaged, instalment or off-plan property needs a no-objection certificate from the bank or developer
- Option 3AED 2,000,000Deposit or investment fund
- Option 4AED 2,000,000Company capital
- Or AED 250,000 in tax a year
- ProfessionalsNo investmentBasic salary from AED 30,000 a month
Applicants generally need to meet the following:
- A valid passport, health insurance and a medical examination
- No criminal record
Investment rules
Investment requirements in detail
Investors qualify at a base threshold of AED 2,000,000, met through property, a bank deposit or investment fund, company capital, or corporate tax paid. The qualifying assets must be held throughout the ten-year residence, and the same conditions must still be met on renewal.
Property
AmountAED 2,000,000
Requirements
One or more properties combined; Dubai accepts joint ownership if the applicant's own share reaches AED 2,000,000 (federal ICP guidance requires the property to be wholly owned by the investor); mortgages must be from an approved local bank, with a bank no-objection certificate; off-plan units must be bought from an approved local developer, with proof of payment
Bank deposit / investment fund
AmountAED 2,000,000
Requirements
Deposited with a UAE bank (local sukuk or investment bonds also accepted) or in a UAE investment fund; bank certificate confirming the deposit is frozen
Company capital
AmountAED 2,000,000
Requirements
The investor's or partner's share of company assets is at least AED 2,000,000; financial report certified by an accredited UAE auditor
Tax
AmountAED 250,000 a year
Requirements
Partner in a company that paid at least AED 250,000 in tax in the last year or preceding fiscal year; confirmed by letter from the Federal Tax Authority
How property is counted
- Several properties can be combined; GDRFA Dubai accepts joint ownership if the applicant's own share is at least AED 2,000,000; under federal ICP guidance other emirates may require full ownership, so check with the local authority
- Dubai: value is certified by a Dubai Land Department property status certificate, or a valuation certificate from a DLD-licensed valuer
- Mortgaged property: the loan must be from an approved local bank, with a no-objection certificate from the bank
- Off-plan property: must be bought from an approved local developer, with proof of payment
- GDRFA Dubai states that all property types are eligible
Holding and maintenance
- Dubai: a lien is registered on the property under Land Department procedures, and it cannot be sold during the ten-year period
- Deposit route: a bank certificate must show the deposit is frozen for at least two years, plus proof of housing in Dubai; GDRFA states the deposit cannot be withdrawn during the ten-year period
- The visa runs for ten years and is renewable if the same conditions are met and the holder can support themselves and their family without government assistance
- The residence remains valid even if the holder is outside the UAE for more than six months
Other points
- For the company-capital route, investment size, headcount, administrative efficiency and solvency are reviewed before final approval
- Free-zone companies must also submit a free-zone certificate showing the capital and the investor's share
- For the deposit, fund and company routes, the invested capital must be wholly owned by the investor, not borrowed, with evidence
- Comprehensive health insurance for the investor and family is required when applying (or as the local authority requires)
- In April 2026 the Dubai Land Department dropped the minimum property value for sole owners under the separate two-year property investor visa (joint owners need a share of at least AED 400,000 each); it is a different, shorter residence from the ten-year Golden Visa
- Registration and valuation procedures differ slightly between emirates; follow the relevant land department's requirements
Based on GDRFA Dubai's official Golden Residence (investors) service page and ICP guidance, as at November 2026; subject to change by the authorities.
Our three guarantees
Full service-fee refund if refused
Guaranteed in your service agreement: if your application is refused, we refund the service fees you have paid in full — or you can switch to another suitable programme at no extra charge.
No extra charge for further documents or resubmission
If the authorities request further documents, or an application must be resubmitted, we handle it at no additional service fee.
Handled by professionals, fee fixed at signing
Every application is prepared and reviewed by our professional immigration team. Your service fee is fixed when you sign, with no additional charges afterwards.
Service fees exclude investment amounts, government fees and third-party costs. Refusals caused by false or incomplete information, or by the applicant not cooperating as required, are not eligible for a refund. Full terms are set out in the service agreement.
The main Golden Visa routes
| Route | Main requirement |
|---|---|
| Property investor | Property from AED 2,000,000 in total; several properties can be combined |
| Deposit or investment fund | AED 2,000,000 in an approved UAE investment fund or local bank (own funds) |
| Company capital or tax | Company capital of AED 2,000,000, or a shareholder in a company paying AED 250,000 tax a year |
| Entrepreneur | SME revenue from AED 1,000,000, or an innovative project from AED 500,000 |
| Professional talent | By profession and monthly salary |
In 2026 Dubai removed the minimum property value for sole owners under its two-year property investor visa, but that is a two-year residence, distinct from the 10-year Golden Visa. Subject to the latest announcements of the UAE’s Federal Authority for Identity, Citizenship, Customs & Port Security.
Free UAE Golden Visa brochure
Covers the requirements, process and timeline, a fee overview and FAQs. Leave your details and we’ll send it to you.
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If you can’t see it, please check your spam folder. A consultant may also contact you to answer any questions about the programme.
Application process
- Assessment and choice of route2–6 weeksWe confirm the right route, shortlist qualifying property or businesses, and verify how the property value will be counted.
- Purchase and registrationDepends on the transactionComplete the purchase and register with the land department; mortgaged or off-plan property needs a no-objection certificate.
- Golden Visa applicationDepends on processingSubmit the application and complete the medical and biometrics.
- Residence and family applicationsAfter approvalCollect your residence and Emirates ID, and apply for your spouse and children.
Pathway to PR and citizenship
- Golden VisaUsually about 2–3 weeks once documents are complete
Renewable 10-year residence for you, your spouse, children and parents, and you can sponsor family and domestic staff. The Golden Visa generally does not lead to UAE nationality.
While on this statusResidence stays valid even if you are outside the UAE for over 6 months; keep the property or other qualifying basis; per Dubai’s GDRFA, property investors cannot sell the property during the 10 years, and a lien is registered on it with the Dubai Land Department
General information only; requirements follow each country’s latest rules and can vary with your circumstances.
UAE Golden Visa client stories
Client storyA UAE Golden Visa by combining two properties worth AED 2,000,000
Mr Law’s UAE Golden Visa experience. He wanted long-term residence in Dubai to expand his business.
Read the full storyClient storyApplying with off-plan property, and getting the no-objection certificate earlyMs Lam’s UAE Golden Visa experience. She wanted 10-year residence in the UAE.
Read the full storyClient storyStatus and assets planned together, and a UAE Golden VisaMr Wong’s UAE Golden Visa experience. He wanted UAE residence and to organise his family’s assets.
Read the full storyCompared with other options: Middle East
See the Middle East overview| Programme | Investment | Status | Typical timeline | Best for |
|---|---|---|---|---|
| UAE Golden VisaThis programme | Property from AED 2,000,000 (entrepreneur and talent routes also available) | 10-year residence, renewable | Depends on processing | Long-term residence through property, living in Dubai or Abu Dhabi |
| Saudi Arabia Premium Residency | One-time SAR 800,000, or a home worth SAR 4,000,000 | Permanent or long-term residence | Depends on processing (no official processing time published) | Permanent residence in one step, or three generations together |
UAE Golden Visa FAQ
Does a fall in property value affect the Golden Visa?
The investment recorded when the visa is granted is generally what counts, so later market movements do not affect an approved 10-year residence; subject to the latest rules.
Can mortgaged or off-plan property qualify?
Yes. The total must reach AED 2,000,000, with a no-objection certificate from the bank or developer.
Do I need to live in the UAE?
Golden Visa holders generally do not need to spend a set number of days a year in the UAE to keep their residence.
Does the Golden Visa lead to citizenship?
The Golden Visa is long-term residence and does not lead directly to UAE citizenship.
How does Dubai’s two-year investor visa differ from the Golden Visa?
The two-year visa has a lower property threshold but a shorter residence; for property investments of AED 2,000,000 or more, the 10-year Golden Visa is generally the more stable long-term choice.
Sources
- UAE Federal Authority for Identity, Citizenship, Customs & Port Security (ICP)
- Dubai Land Department
- General Directorate of Residency and Foreigners Affairs Dubai (GDRFA)
- GDRFA Dubai: Issuing a Golden Residence Permit (investors)
- UAE Government portal: Golden Visa
- Gulf News: ICP's eight-step guide for property owners (July 2025)
- Khaleej Times: Dubai removes minimum property value for two-year investor visa
- UAE Ministry of Economy & Tourism: Golden Visa conditions for real estate investors
- UAE Ministry of Economy & Tourism: Golden Visa requirements for public investments
- Gulf News: Dubai scraps minimum property value for solo investor visas, sets joint-ownership floor (April 2026)
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