The 10-year Golden Visa through property investment: threshold, process and documents

The Golden Visa is the UAE's 10-year, renewable residence permit for qualifying investors. It gives the right to live, work and set up a company without a local sponsor. One limit up front: it is not citizenship — it is a long-term right of residence, renewed for as long as you own the property.

What is the threshold and how is it met?

The threshold for applying through property is AED 2,000,000 (about USD 545,000 at the fixed exchange rate). It can be met with a single property or with the combined value of several properties.

• A cash purchase is not required. For properties bought with a bank mortgage or a developer instalment plan, you can apply once the property value exceeds the threshold.
• For off-plan purchases, the Oqood registration and payment receipts are used; conditions depend on the practice at the time of application.
• Fees do not count towards the threshold. The DLD transfer fee, commission and admin costs come on top of it — the amount to budget is higher than the property price.

What does the visa cover?

Application steps and timelines

• Eligibility and budget — 1 – 2 days. Is your goal residency, yield, or both? We work out the property combination that meets the threshold and the budget including fees.
• Property selection and reservation — 1 – 3 weeks. Projects that meet the threshold and also have a defensible net yield are shortlisted; the sales agreement (SPA) is signed.
• Payment and registration — depends on the payment plan. Payments go to a DLD-supervised escrow account. The title deed, or the Oqood for off-plan, is registered with the DLD.
• Golden Visa application — 2 – 4 weeks. Apply with the title deed/Oqood, passport, photo and health insurance. After pre-approval, the medical test and biometrics are completed.
• Residence card and family — 1 – 2 weeks. The Emirates ID and 10-year residence card are issued; then applications for spouse, children and, where eligible, parents follow.

The medical test and biometrics take place in Dubai; the rest of the process can be handled remotely. For the visa application after purchase, we refer you to our trusted partners.

Which documents are required?

Sources: threshold, duration and family coverage — UAE Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) long-term residence regulation and Dubai Land Department practice. Fee and commission rates — DLD tariffs. Figures as of August 2026. Application conditions and procedures may change; the final assessment rests with the competent authorities. Investin Residential is not a law firm or an immigration consultancy; we guide you through the process and handle communication with the official bodies.