Question 1

How much do I need to invest in property to get the UAE Golden Visa?

Accepted Answer

You need UAE real estate with a total value of at least AED 2 million to qualify for the 10-year property Golden Visa. The Dubai Land Department assesses the value when you apply. It can be one property or several combined, and as of 2026 the full property value counts regardless of how much you have actually paid (verify current DLD rules).

Question 2

Does off-plan property qualify for the Golden Visa?

Accepted Answer

Yes. Off-plan units bought from UAE government-approved developers qualify, provided the total value reaches AED 2 million. The purchase must be registered with the Land Department and evidenced by an Oqood certificate. Since 2026, the full contract price reportedly counts toward the threshold with no minimum payment percentage required (verify with DLD, as this recently changed).

Question 3

Can I get the Golden Visa with a mortgaged property?

Accepted Answer

Yes. Mortgaged property qualifies if the Land Department's assessed value is at least AED 2 million. You will need a No Objection Certificate from your UAE-licensed bank confirming it does not object to the visa. The older rule requiring 50% equity or AED 1 million paid upfront was reportedly removed in 2026 (verify, as bank and DLD terms still vary).

Question 4

Can I combine several properties to reach AED 2 million?

Accepted Answer

Yes. You can add together the values of multiple properties to meet the AED 2 million threshold; it does not need to be a single unit. All must be held in your name with valid title deeds. Some advisors mention a practical limit of around three properties, but the official rule is simply that the combined value reaches AED 2 million.

Question 5

Is the AED 2 million based on what I paid or the current market value?

Accepted Answer

It is based on the value certified by the Dubai Land Department at the time you apply, shown on the title deed or a DLD valuation certificate. For most buyers this equals the purchase price, but if you bought years ago you may need a fresh valuation confirming the property is worth at least AED 2 million today.

Question 6

Can I sponsor my spouse and children on my Golden Visa?

Accepted Answer

Yes. Golden Visa holders can sponsor a spouse and children for the same 10-year period, with no salary threshold. A key advantage is that there is no age limit for sponsoring sons (standard visas usually cap this around 18-25), and unmarried daughters are included. You will need attested marriage and birth certificates plus health insurance for each dependent.

Question 7

Can I also sponsor my parents and domestic staff like a maid or driver?

Accepted Answer

Yes. Golden Visa holders can sponsor both parents, generally without the AED 20,000 income requirement that applies to standard visas, provided dependency documents and health insurance are supplied. You can also sponsor domestic workers such as a maid or driver, reportedly with no fixed cap on numbers (verify current limits), subject to standard domestic-labour rules and fees.

Question 8

Do I have to keep the property, or can I sell after getting the visa?

Accepted Answer

Your Golden Visa is tied to keeping at least AED 2 million in qualifying property. Dubai sets no fixed minimum holding period, but if you sell and drop below the threshold the visa can be cancelled. To sell safely, prove your remaining holdings still total AED 2 million first. Abu Dhabi applies its own rules, reportedly a two-year hold.

Question 9

Do I need to live in the UAE to keep my Golden Visa?

Accepted Answer

No. Unlike standard UAE residence visas, which lapse after roughly six months outside the country, the Golden Visa has no minimum-stay requirement. You can live abroad and it stays valid for the full 10 years, and you can still renew afterwards. You do need to enter the UAE once to complete the medical test and Emirates ID steps.

Question 10

What is the difference between the 2-year investor visa and the 10-year Golden Visa?

Accepted Answer

The 2-year investor (Taskeen) visa is a shorter, renewable permit for lower-value property; Dubai reportedly removed its AED 750,000 floor in 2026, with about AED 400,000 minimum per co-owner. The Golden Visa needs AED 2 million but lasts 10 years and adds unlimited time abroad, broader family sponsorship, and work rights. It suits long-term residents.

Question 11

How long does the Golden Visa process take and what are the steps?

Accepted Answer

Once your property is registered, you apply (often via the DLD or an Amer/typing centre), take a medical fitness test, give biometrics, then receive your Emirates ID and visa. For applicants already in the UAE with complete documents it typically takes about two to three weeks, though timelines vary. The visa and 10-year Emirates ID are issued together.

Question 12

Does the Golden Visa give citizenship or permanent residency?

Accepted Answer

No. The Golden Visa is a long-term renewable residency, not permanent residency and not a path to a passport. It grants 10-year residency you renew by keeping your qualifying investment. UAE citizenship is separate, rare, and by government nomination only; Golden Visa residency does not automatically lead to it, so treat the visa purely as long-term residence.

Question 13

How do I renew the Golden Visa after 10 years?

Accepted Answer

Renewal is not automatic. Before expiry you reapply, prove you still meet the criteria (usually still owning AED 2 million in property), and repeat the medical test, biometrics and fees. If you have sold and fallen below the threshold, you may no longer qualify. Keep title deeds and valuations current so re-proving eligibility is straightforward (verify latest renewal steps).

Question 14

How much does the Golden Visa cost through property?

Accepted Answer

Government fees for the property route run higher than other categories due to Dubai Land Department charges, commonly cited around AED 9,000-10,500 for the main applicant (verify current fees). Adding the medical test, Emirates ID, health insurance and any advisory or attestation costs, budget roughly AED 14,000-25,000 per person. Fees are paid once for the 10-year term, not annually.

Question 15

Can the property be anywhere, or only in certain areas?

Accepted Answer

It must be freehold property in a designated freehold/investment zone where foreigners can own, evidenced by a full title deed; leasehold usually does not count. Residential and some commercial units qualify. Importantly, each emirate counts only its own property: a Dubai Golden Visa uses Dubai real estate, while Abu Dhabi and others run separate schemes (verify area eligibility before buying).

Question 16

Can I work or run a business on a property Golden Visa?

Accepted Answer

Yes. The Golden Visa lets you live, work and study in the UAE without an employer sponsor, and you can start or own businesses. This differs from the 2-year investor visa, which does not by itself grant work rights. Specific business activities still need the relevant trade licence, so confirm licensing for your intended activity.

Question 17

Do I get the visa as soon as I pay the down payment or booking?

Accepted Answer

Not usually. Eligibility depends on the property being registered so its value is recognised by the Land Department, shown by a title deed (ready) or Oqood (off-plan). For off-plan, 2026 rules reportedly let the full registered price count even with a small amount paid, so registration rather than full payment is the trigger (verify with DLD and your developer).

🛂 Golden Visa