Investing in Dubai real estate can secure your residency. The process is straightforward: purchase a qualifying property, meet the investment threshold, and apply for a property visa. Here's what you need to know:
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Visa Options:
- 2-Year Investor Visa: AED 750,000 minimum investment.
- 3-Year Residence Visa: AED 1,000,000 minimum investment.
- 5-Year Investor Visa: AED 5,000,000 minimum investment (no mortgage allowed).
- 10-Year Golden Visa: AED 2,000,000 minimum investment with financing options.
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Benefits:
- Long-term residency.
- Sponsor your family.
- Tax-free income.
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Eligibility:
- Own a completed freehold property with a title deed.
- Meet the minimum investment requirement.
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Costs:
- Application fees range from AED 9,684.75 to AED 10,212.50, depending on the visa type.
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Processing Time:
- Typically 7–10 working days for standard visas; up to 2 months for Golden Visas.
Follow these steps:
- Buy a qualifying property.
- Gather required documents.
- Submit your application online or at a service center.
- Complete medical and biometric checks.
- Pay fees and receive your residency visa.
Dubai’s property visa program offers a pathway to residency and financial growth. Start your journey today!
Dubai Golden Visa Explained (2025 Updates) – How to Get the 10-Year Residency
Types of Dubai Property Visas
Dubai offers four residency visa options for property investors, each tailored to different investment levels. These visas cater to varying financial capacities and long-term aspirations. Here’s a breakdown of the options, their requirements, and associated costs.
2-Year Investor Visa
This visa requires a property investment of at least AED 750,000. Mortgage financing is allowed, and applicants must demonstrate a monthly income of AED 10,000. For married couples making a joint purchase, the minimum investment rises to AED 1,000,000. Properties gifted to the investor also qualify, provided they meet the AED 750,000 threshold. Additionally, multiple properties can be combined to reach this amount. The application cost for this visa is AED 10,212.50.
3-Year Residence Visa
With a required investment of AED 1,000,000, this visa offers a longer residency period compared to the 2-year option. It’s a practical choice for those looking to avoid frequent renewals while expanding their property portfolio.
5-Year Investor Visa
Designed for high-net-worth individuals, this visa mandates an upfront property investment of AED 5 million. Mortgage financing is not permitted for this option. Alternatively, retirees can qualify by demonstrating a monthly income of AED 20,000, instead of meeting the property investment criteria.
10-Year Golden Visa
The most comprehensive option, the 10-Year Golden Visa, requires a property investment of AED 2,000,000. Mortgage financing is allowed, but applicants must make a minimum 20% down payment through UAE banks. The property must be registered in the investor’s name, though married couples can combine their investment if they provide a marriage certificate. The application cost for this visa is AED 9,684.75.
Important Note
Residency visas are issued only for completed properties with title deeds. Off-plan properties are not eligible until the title deed is available.
| Visa Type | Investment Threshold | Duration | Financing Options | Application Cost |
|---|---|---|---|---|
| 2-Year Investor | AED 750,000 | 2 years | Mortgage allowed | AED 10,212.50 |
| 3-Year Residence | AED 1,000,000 | 3 years | Varies | Not specified |
| 5-Year Investor | AED 5,000,000 | 5 years | Full payment required | Not specified |
| 10-Year Golden | AED 2,000,000 | 10 years | Minimum 20% down payment | AED 9,684.75 |
Eligibility Requirements for Dubai Property Visas
Before diving into the application process, it’s essential to understand the eligibility criteria for Dubai’s property visa programme. These requirements depend on the type of visa you’re applying for and whether you intend to sponsor family members.
Requirements for Property Owners
To qualify for a Dubai property visa, you must own a freehold property in a designated area, with a completed title deed. The property (or combined properties) must meet the minimum investment threshold specified for the visa type. Gifted properties valued above AED 750,000 are also eligible.
Joint ownership is allowed under specific conditions. For example, if you and your spouse jointly own a property valued under AED 4 million, only one of you can apply for the Golden Visa as the primary applicant, who can then sponsor the other spouse. If spouses share ownership equally, both are eligible, but if one has a larger share, that individual becomes the primary visa holder. For joint ownership with non-family members, your personal share must be at least AED 2 million to qualify for the Golden Visa. The Dubai Land Department provides certificates of joint ownership, though in some cases, joint owners cannot be family members.
Eligible properties include residential, commercial, and industrial types under the Golden Visa programme. While residential properties are the most common choice, certain commercial properties in designated investment zones may also qualify, subject to approval from Dubai’s real estate authority.
Requirements for Family Sponsorship
Once your property meets the eligibility criteria, you can extend the benefits of the visa to your immediate family members. Spouses and unmarried children under 18 are typically included in the application. For children over 18, additional documentation may be required, especially for those in higher education.
You’ll need attested marriage and birth certificates translated into Arabic. All family members must undergo medical examinations and provide clean criminal background checks from their country of residence. Proof of suitable accommodation, generally fulfilled by your qualifying property investment, is also required.
Keep in mind that each family member incurs separate fees and requires individual documentation. Processing times may increase when multiple family members are included, so it’s wise to plan ahead. Preparing and gathering all necessary documents early can help streamline the application process.
Step-by-Step Application Process
Here’s a straightforward guide to help you navigate the process of obtaining your Dubai property visa. Each step builds on the last, taking you from purchasing a property to receiving your visa.
Step 1: Purchase a Qualifying Property
Start by buying a fully constructed, registered freehold property in a designated area. The property must be ready for occupancy; off-plan properties are generally not eligible unless they meet specific conditions. Ensure the name on the title deed matches your passport exactly. For mortgaged properties, you’ll need to have paid at least 50% of the property’s value and obtain a no-objection letter from your bank. To make the process smoother, consider working with accredited real estate agents and consult a qualified UAE property lawyer to protect your investment.
Step 2: Gather Required Documentation
The documents you’ll need depend on the type of visa and whether you plan to sponsor family members. For the primary applicant, the essentials include your passport, title deed, personal photo, and UAE ID (if you already have one). If your property is mortgaged, include the bank's no-objection certificate. For a 2-year investor visa, you’ll also need a certificate of good conduct and proof of health insurance. To sponsor your family, you’ll require certified marriage and birth certificates. Sponsoring parents requires a dependency certificate from the consulate and your last three months’ bank statements. Ensure all documents are valid, attested, and translated into Arabic if necessary.
Step 3: Submit Application
Once your documents are ready, submit your application. You can do this at service centres like Al Manara Center (Cube), Dubai World Trade Centre, or Golden Cube, or online through the ICP smart services platform or Amer Service Centers. The Dubai Land Department and the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) handle different parts of the process. Double-check that all documents are correct to avoid delays.
Step 4: Complete Medical Examination and Biometrics
After your application is accepted, you’ll need to complete a health check and provide biometric data. The health check typically takes 1–5 days and costs AED 700 for Golden Visa applicants. For a 10-year Golden Visa, the Emirates ID fee is AED 1,153. It’s a good idea to book your medical appointment after your application is approved to avoid unnecessary delays.
Step 5: Pay Fees and Obtain Residency Visa
The final step involves paying the visa fees and any additional costs for family sponsorship. Once payment is processed, you can expect your residency permit within 7–10 working days, though it may take up to 2 months for a Golden Visa. For a 2-year investor visa, the total cost is AED 10,212.50. The 10-year Golden Visa costs AED 9,884.75, covering the medical exam, Emirates ID, residency confirmation, Dubai Land Department fees, and administrative charges. Family sponsorship costs vary, such as AED 7,382.25 for a spouse, with different fees for children based on their age. Sponsoring parents for 10 years costs AED 5,774.50. Once these steps are complete, your residency permit is issued, granting you access to Dubai’s vibrant lifestyle and investment opportunities.
Costs and Timelines for Dubai Property Visas
When applying for a Dubai property visa, it's important to account for both the associated fees and the time it takes to process the application. Being prepared can help you navigate the process more efficiently.
Visa Application Costs
The cost of a Dubai property visa varies depending on the type of visa you’re applying for and whether family members are included. Here’s a breakdown:
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10-Year Golden Visa (Real Estate Investment): The total cost for the primary applicant ranges from AED 5,000 to AED 7,500. This includes:
- Application processing fees: AED 2,800–4,000
- Emirates ID for 10 years: AED 1,150
- Medical examination: AED 800–1,000
- Service fees: AED 500–1,500
- 2-Year Investor Visa: Costs typically fall between AED 3,700 and AED 15,000, depending on the chosen processing route and additional services.
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Family Sponsorship Fees: These vary based on the relationship. For example:
- Sponsoring parents through the Dubai Land Department costs AED 5,774.50, plus a family sponsorship file opening fee of AED 318.75.
- Sponsorship fees for spouses and children may differ depending on the application method and location.
Additionally, don’t overlook ongoing expenses like mandatory health insurance, which costs between AED 800 and AED 2,500 per year.
Processing Timelines
Understanding the timeline is just as crucial as knowing the costs. Recent improvements have reduced visa processing times, but patience is still necessary.
- Golden Visa: From submission to approval, the process generally takes about 2 months. Initial application reviews are often completed within 5 to 7 days.
- Factors Influencing Timelines: Your nationality, prior immigration history, and the accuracy of your documents can all impact the speed of processing.
To avoid delays, ensure all documents are complete and accurate from the start. The medical exam and biometrics stage are typically scheduled quickly once the application is under review, and subsequent steps are handled efficiently. Golden Visa applicants benefit from streamlined procedures, making this process faster compared to traditional long-term residency visas.
If you’re unsure about the process, working with experienced immigration agencies can help you sidestep common pitfalls and delays. While these timelines are estimates, planning ahead and accounting for potential unforeseen delays can make the experience smoother.
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Benefits of Dubai Property Visas
A Dubai property visa offers not just residency but also a gateway to a better lifestyle and financial opportunities.
Residency and Lifestyle Benefits
This visa provides long-term residency without the need for employer sponsorship, giving individuals and families a sense of stability. Beyond that, it comes with lifestyle perks that make it even more appealing.
As haus & haus explains:
"The Dubai UAE Golden Visa programme has become a game changer for expatriates and investors who want long term residency in Dubai...the Golden Visa offers a pathway to security, stability and exceptional lifestyle benefits."
Golden Visa holders can sponsor their spouse and children, regardless of their age, ensuring families stay together under one residency framework.
Additionally, visa holders enjoy access to world-class healthcare and highly regarded schools, all supported by the UAE's advanced infrastructure. Dubai and Sharjah are also consistently ranked among the safest cities globally, adding to the peace of mind for residents.
Other lifestyle perks include the Esaad Privilege Card, which offers discounts on a wide range of brands, and the convenience of unrestricted travel in and out of the UAE . These benefits enhance the overall appeal of the visa, complementing its financial advantages.
Investment and Financial Advantages
Dubai’s tax-friendly policies create an environment where earnings and returns can flourish. With no personal income tax and low corporate taxes, residents can maximise their financial potential. The UAE is also known for its pro-business environment, supported by robust infrastructure and effective government initiatives.
The city’s real estate market offers strong investment opportunities, including tax-free rental income and attractive returns on investment. Property visa holders also gain the ability to start or expand businesses in the UAE, benefiting from initiatives like 100% foreign ownership in certain sectors, reduced setup costs, and business-friendly regulations .
In 2024 alone, the UAE attracted USD 30 billion in foreign direct investment, bringing the total investment stock to USD 225 billion. The country is also projected to welcome 6,700 new millionaires . Compared to residency programmes in Greece, Spain, and Portugal, Dubai property visas stand out for their longer validity, fewer renewal requirements, and considerable tax advantages.
How Footprint Real Estate Can Help
Navigating Dubai's property market while managing visa requirements can feel overwhelming. That’s where Footprint Real Estate steps in, offering a full range of services - from helping you choose the right property to guiding you through the visa approval process. Their expertise ensures your investment secures not just a prime asset but also a pathway to residency.
Property Selection and Advisory
Choosing a property that aligns with your investment goals and visa eligibility demands a deep understanding of Dubai’s dynamic real estate market. Footprint Real Estate’s skilled property consultants provide personalised advice to help you find properties in freehold zones with strong rental yields and long-term growth potential. This approach ensures your investment meets both financial and residency objectives.
Licensed real estate agents play a crucial role in navigating property purchases for visa purposes. Footprint Real Estate’s team analyses current market trends to secure competitive pricing and maximise your returns. Once the ideal property is selected, their experts assist you through every step of the visa application process.
Visa Application Assistance
Getting a visa involves dealing with multiple government departments, strict timelines, and specific documentation requirements. Footprint Real Estate’s consultants simplify this process by offering step-by-step guidance tailored to your unique situation. Whether you’re applying for a 2-year investor visa or the coveted 10-year Golden Visa, they ensure your application meets all criteria from the outset.
Their expertise not only streamlines the visa process but also ensures your property aligns with current visa regulations. This comprehensive support positions you for long-term residency benefits, making the entire experience smoother and more efficient.
Complete Real Estate Services
Footprint Real Estate goes beyond just property purchases and visa assistance. They offer a suite of services to support your investment in Dubai:
- Property Management: From maintenance to tenant management and rent collection, they handle it all, so you can enjoy rental income without the hassle.
- Mortgage Services: Expert advice to help you secure financing that fits your needs.
- Property Valuation: Accurate market assessments to guide your investment decisions.
- Snagging Inspections: Ensuring your new property meets quality standards before handover.
They also take care of registration processes and ensure all legal compliance requirements are met. Additionally, their investment advisory services provide market insights and ROI analysis, helping you make informed decisions about upgrades, additional purchases, or expanding your property portfolio as your residency status evolves.
With Footprint Real Estate, every aspect of your property journey in Dubai is handled with care, expertise, and precision.
Conclusion
Key Takeaways
A Dubai property visa offers more than just residency - it’s a gateway to long-term stability, financial growth, and an exceptional lifestyle. The process involves purchasing an eligible property, preparing the required documents, submitting your application, completing medical and biometric checks, and paying the associated fees. The investment thresholds and processing times depend on the type of visa you apply for.
In 2023, approvals for Dubai Golden Visas more than doubled, reflecting the growing appeal of this programme. Property values in Dubai also continue to rise steadily, making it a compelling option for investors. The combination of tax-free income, abundant business opportunities, and access to world-class healthcare and education enhances the appeal for international buyers. On top of that, the UAE’s double taxation agreements with over 140 countries provide additional financial advantages.
Armed with this information, you’re well-positioned to take the next step.
Start Your Journey with Footprint Real Estate
Navigating Dubai’s thriving property market and securing your visa can feel overwhelming, but partnering with experts can make all the difference. Footprint Real Estate specialises in simplifying the process, offering a seamless experience from property selection to visa application.
Before applying, ensure you meet the eligibility requirements for your chosen visa category and gather all necessary documents. Footprint Real Estate’s team provides end-to-end support, including investment advice, property selection, and assistance with the visa process. Their expertise ensures that every step - from identifying high-yield properties to managing complex paperwork - is handled efficiently.
By bridging the gap between investment and residency, they help you maximise every opportunity. Whether you’re looking for a property with strong rental returns or need guidance through the documentation process, their tailored approach ensures a smooth transition to life in Dubai.
A Dubai property visa isn’t just about residency - it’s about embracing a lifestyle and investment opportunity that continues to attract global attention. With the right property, expert guidance, and careful planning, your journey to residency in Dubai starts with a single conversation.
FAQs
What are the eligibility requirements for sponsoring family members with a Dubai property visa?
To sponsor your family members under a Dubai property visa, you’ll need to meet a few key conditions:
- Income Requirements: Your monthly income should be at least AED 4,000, or AED 3,000 if accommodation is provided.
- Residency: You must hold a valid UAE residency visa.
- Employment Status: Sponsors need to be employed or own a business in the UAE. Those on tourist or visit visas cannot sponsor family members.
- Eligible Family Members: Sponsorship is available for close relatives, including your spouse, children, and parents. Unmarried daughters can be sponsored without time limits, while sons are eligible until they turn 18 or up to 21 if they’re still pursuing education. Sponsoring parents comes with additional requirements, such as proving you are their sole financial provider and meeting a higher income threshold of AED 20,000.
These rules are in place to ensure sponsors can adequately support their families while living in the UAE.
What are the financing options and requirements for obtaining a 10-Year Golden Visa through property investment in Dubai?
To be eligible for the 10-Year Golden Visa in Dubai through property investment, you need to invest in property valued at a minimum of AED 2,000,000. Unlike previous requirements, there is no longer a minimum down payment, offering greater flexibility to investors. You can choose between off-plan or completed properties, and joint ownership is permitted, provided your individual share reaches the AED 2 million mark.
Additionally, financing your property through a mortgage is an option, adding another layer of convenience for investors. This visa opens the door to long-term residency, appealing to those looking for stability and access to the many benefits of living in the UAE.
What challenges should I watch out for when applying for a Dubai property visa?
Tips for a Smooth Dubai Property Visa Application
Applying for a Dubai property visa can be relatively simple if you steer clear of common pitfalls. One of the biggest mistakes people make is submitting incomplete or incorrect paperwork. For example, missing key documents like the Title Deed, proof of financial stability, or a No Objection Certificate (NOC) (if your property is mortgaged) can cause significant delays. It's also crucial to ensure that all personal information aligns perfectly with your official records to avoid unnecessary complications.
Another critical factor is meeting the minimum property investment threshold, which is usually AED 2,000,000. Misstating your property value or failing to meet this requirement can lead to an outright rejection of your application. Timing is another important aspect - processing delays can occur, and reapplying too quickly after a rejection might make future applications more challenging.
By staying organised, double-checking every requirement, and ensuring your documentation is complete and accurate, you can make the process much smoother and increase your chances of securing your visa without unnecessary hurdles.
