Dubai Golden Visa -
10 Years Residency for Real Estate Investors
Everything You Need to Know at a Glance
Dubai is one of the most dynamic real estate markets in the world, attracting investors from across the globe. In addition to offering high rental yields and a rapidly growing economy, the city provides attractive residency options for international investors. One of the most sought-after opportunities is the Dubai Golden Visa, which grants property buyers long-term residency for up to 10 years.
Launched by the United Arab Emirates (UAE) government, this exclusive visa program is designed to attract investors, entrepreneurs, and highly skilled professionals. The Golden Visa is particularly interesting for real estate investors, as it not only grants long-term residency but also offers several additional benefits. Investors who purchases one or more properties with a minimum value of AED 2 million can benefit from this visa and include their family members, including spouses and children.
One of the key advantages of the Golden Visa is its flexibility. Unlike standard residency visas, it does not require a local sponsor, and holders are free to stay outside the UAE for unlimited periods without risking visa cancellation. Additional perks include tax benefits and the ability to deposit unlimited capital with banks in the Emirates.
The application process for the Golden Visa has been streamlined and is now largely digitalized, with submissions handled via the Dubai Land Department’s online portal. However, there are specific criteria that applicants must meet to secure the visa successfully. In this article, you’ll find a comprehensive guide tailored to property investors covering everything from eligibility requirements and application steps to associated costs.
Key Benefits of the Dubai Golden Visa for Real Estate Investors
The Dubai Golden Visa offers real estate investors a wide range of advantages that go far beyond simple residency rights. One of the most significant benefits is its long validity period of 10 years, which is substantially longer than standard residency visas. Additionally, the visa is renewable, provided that eligibility requirements continue to be met, ensuring long-term planning security.
No Need for a Local Sponsor
A major distinction between the Golden Visa and regular visas is the freedom from needing a local sponsor. Traditional Dubai residency visas are often tied to employment or company ownership. In contrast, the Golden Visa allows investors to live and operate freely in the UAE without being dependent on a specific employer or business entity.
Multiple Entry Privileges & Flexibility
Golden Visa holders enjoy simplified entry procedures, including a special entry permit with multiple-entry capabilities. Another key advantage is the removal of the 6-month rule. Unlike standard visas, which become invalid if the holder spends more than six consecutive months outside the UAE, the Golden Visa remains valid regardless of time spent abroad. This is especially attractive to investors managing assets or businesses across multiple countries.
Financial & Tax Benefits
In addition to these legal advantages, there are also financial incentives. The UAE has no income tax. Golden Visa holders also gain access to special health insurance packages and other exclusive offers designed for long-term residents.
Family Sponsorship Included
Another noteworthy benefit is the ability to sponsor family members, including spouses, children, and parents. This enables investors to relocate with their entire family and enjoy the lifestyle and opportunities Dubai offers.
Overall, the Dubai Golden Visa presents a compelling opportunity for real estate investors seeking to establish a long-term presence in Dubai, while enjoying the city’s economic growth, tax advantages, and unparalleled flexibility.
Eligibility Requirements for the Dubai Golden Visa as a Real Estate Investor
To qualify for the Dubai Golden Visa as a real estate investor, specific conditions must be met. The most crucial requirement is a minimum property investment of AED 2 million. You can achieve this threshold by purchasing either a single property or combining multiple properties to reach the required value. Additionally, you must be physically present in the UAE to submit your application. This means you should plan to stay in Dubai throughout the application process, which typically takes around two weeks.
Which Properties Qualify for the Dubai Golden Visa?
Not every property automatically qualifies for the Golden Visa. The following criteria must be met:
- Minimum Value: The total value of your property investment must be at least AED 2 million. This can be achieved through a single property or multiple combined investments.
- Property Type: Investments in residential or commercial properties are possible.
- Location: The property must be in a government-approved freehold zone.
- Combined Investments: Multiple properties can be aggregated to reach the minimum threshold.
- Off-Plan Properties: Properties under construction (off-plan) are also eligible, provided that at least 20% of the purchase price + 4% has already been paid to the Dubai Land Department (DLD) and the Sales Purchase Agreement has been issued.
Mandatory Requirement: Personal Presence in Dubai
A key prerequisite is your personal presence in Dubai during the application process. You should plan to stay in the UAE for approximately two weeks to complete all necessary steps, including:
- A medical fitness test
- Biometric data collection
Once all conditions are fulfilled, you can successfully apply for the Dubai Golden Visa and enjoy its numerous benefits, including long-term residency, tax advantages, and family sponsorship
Application Process: How to Get Your Dubai Golden Visa
Once you meet the requirements, you can start the application process for the Dubai Golden Visa. The process has been optimized in recent years, allowing most formalities to be handled online via the Dubai Land Department. However, there are some important steps to follow.
Step 1: Verification of Your Property Investment
The first step involves verifying your property investment. The Dubai Land Department will confirm that your property or combined real estate portfolio meets the minimum AED 2 million investment requirement. If your property is financed, you will also need to submit a No Objection Certificate (NOC) from your bank confirming their approval.
Step 2: Prepare the Required Documents
To proceed with your application, you must prepare and submit the following documents:
- Proof of property ownership (e.g., Title Deed or Oqood contract for off-plan properties)
- Bank confirmation letter (for financed properties)
- Valid passport
- Recent passport-sized photo in official format
- Proof of current UAE residency (such as an entry stamp or residency document)
- Existing Emirates ID or copy of your current visa (if applicable)
Step 3: Medical Test & Biometric Data Collection
After submitting your documents, the relevant authorities will review your application. You may be asked to provide additional documents if necessary.
During this stage, you’ll also be required to:
- Undergo a medical test
- Submit biometric data for your Emirates ID
Step 4: Receive Your Dubai Golden Visa
Upon approval, your Dubai Golden Visa will be issued. The entire process typically takes around two weeks. Your visa will be sent to you via email, and you can collect your physical Emirates ID at a designated service center in Dubai.
What are the costs for the Dubai Golden Visa?
Applying for the Dubai Golden Visa involves several fees. The total cost depends on the type of application and any additional services you may choose. For real estate investors, the fees for a 10-year Dubai Golden Visa amount to approximately AED 9,700.
Breakdown of Dubai Golden Visa Costs:
- Medical Examination: ~AED 700
- Emirates ID (10-year validity): AED 1,153
- Residency Permit Confirmation: AED 2,657
- Dubai Land Department Fees: AED 4,020
- Administrative & Processing Fees: AED 1,155
- Total Cost: ~AED 9,685
Additional Costs for Family Sponsorship
Additionally, you can bring family members to Dubai with your Golden Visa. Spouses, children, and parents can be registered for a 10-year residence permit at an additional cost of approximately AED 5,670 per person, plus AED 318 for opening a family file.
Payment Methods
Payments can be made via bank transfer, credit card, or cash.
Is the Dubai Golden Visa Worth the Cost?
When compared to the numerous benefits – such as long-term residency, tax advantages, and financial security – the fees associated with the Dubai Golden Visa are considered by many investors to be a valuable long-term investment.
How Nevari Capital Supports You in Securing Your Dubai Golden Visa
Navigating the Dubai Golden Visa application process can seem overwhelming, especially when it comes to selecting the right property, fulfilling eligibility criteria, and managing formalities. This is exactly where Nevari Capital comes in. As a boutique investment advisory firm with Swiss roots, specializing in real estate investments, we provide tailored support – from your initial investment decision to the successful issuance of your Golden Visa.
Our experts assist you in choosing a property that not only meets the minimum AED 2 million investment threshold but also offers strong, long-term returns. With in-depth knowledge of the Dubai real estate market, our team ensures your investment complies fully with the legal requirements for the Dubai Golden Visa.
Beyond property selection, we manage the entire Golden Visa application process on your behalf. This includes preparing all necessary documentation, liaising with relevant authorities, coordinating your medical fitness test, and arranging biometric data collection for your Emirates ID. Our aim is to make the process as smooth and efficient as possible, allowing you to focus solely on your investment.
With Nevari Capital, you have a reliable partner at your side who not only understands the Dubai property market but also knows exactly how to secure your Dubai Golden Visa quickly and without hassle.
If you’re ready to get started or would like to learn more, contact us today for a personalized consultation.
Conclusion: Why the Dubai Golden Visa Is a Smart Choice for Real Estate Investors
The Dubai Golden Visa is an excellent opportunity for real estate investors to establish long-term residence in the UAE and benefit from the city’s numerous advantages. With a real estate investment of at least 2 million AED, you receive a renewable 10-year residence permit that offers maximum flexibility.
One of the key advantages of the Golden Visa is that it does not require a local sponsor and allows you to stay outside the UAE for an unlimited period without losing your residency status. Additionally, you can bring your family to Dubai and secure a long-term residence permit for them as well. The combination of tax benefits, a stable economy, and a secure banking system makes Dubai one of the most attractive investment destinations worldwide.
The application process has been streamlined and can typically be completed in about 2 weeks. The costs are reasonable, especially when compared to the long-term benefits associated with the Golden Visa.
If you’re considering a real estate investment in Dubai and want to secure long-term residency at the same time, the Dubai Golden Visa is one of the best ways to protect your investment and build your future in the UAE.
FAQs About the Dubai Golden Visa for Real Estate Investors
The Dubai Golden Visa is a long-term residence permit for investors, entrepreneurs, and highly skilled professionals. Real estate investors can obtain a 10-year visa with a minimum investment of 2 million AED.
The Golden Visa is linked to a real estate investment in a freehold zone. You can purchase both residential and commercial properties as long as the total investment reaches at least 2 million AED. Off-plan properties are also eligible if at least 24% of the purchase price has already been paid.
Yes, you can acquire multiple properties and combine their total value to meet the 2 million AED requirement for the Golden Visa.
Yes, if you finance the property through a bank, the property’s value must still be at least 2 million AED. Additionally, a No-Objection Letter (NOC) from the bank is required.
Yes, as a Golden Visa holder, you can also register your spouse, children, and parents for a 10-year residence permit.
Yes, the Golden Visa can be renewed after 10 years as long as you continue to meet the requirements – namely, owning a property worth at least 2 million AED.
The process usually takes about two weeks. During this time, you must be physically present in the UAE.
Yes, unlike regular residence visas, the Golden Visa remains valid even if you stay outside the UAE for an extended period. This allows for greater flexibility in international travel.
The total cost for a 10-year Golden Visa is approximately 9,700 AED. If you wish to register family members, additional fees of around 5,670 AED per person apply.
Nevari Capital supports you from property selection to the successful issuance of your Golden Visa. We help you find the right property, handle the documentation and government procedures, and ensure that the application process is as smooth and hassle-free as possible for you.
