Every investor who buys property is entitled to a 2-year residence permit; with an investment of AED 2 million or more, the 10-year Golden Visa applies. We explain the conditions, process and real cost of both, without exaggeration.
There is no minimum for residency: every investor who buys property in Dubai, whatever the amount, can apply for a 2-year investor residence permit. The 10-year Golden Visa is a separate tier, and its threshold is AED 2,000,000 (about USD 545,000 at the fixed exchange rate). The threshold can be met with a single property or with the combined value of several properties. Off-plan purchases also count towards the threshold under certain conditions.
Your spouse, children and, under certain conditions, parents can obtain dependent residence. Residency is renewed every 10 years for as long as you own the property.
The Golden Visa is a long-term right of residence; it does not grant UAE citizenship. Don't rely on stories that say otherwise — being clear about the limits of the process is part of our job.
The table shows a ready property scenario; off-plan purchases carry no commission, so the total is lower. The threshold is the property price only; fees and costs do not count towards it and are paid separately. Visa and medical test fees vary with the number of applicants.
Is your goal residency, yield or both? Together we work out the property combination that meets the threshold and the real budget including fees.
We shortlist projects that meet the threshold and also have a defensible net yield including all costs. The reservation and sales agreement (SPA) process begins.
Payments go to a DLD-supervised escrow account. The title deed, or the Oqood registration for off-plan, is registered with the Dubai Land Department.
You apply with the title deed/Oqood, passport, photo and health insurance. After pre-approval, the medical test and biometrics are completed.
The Emirates ID and 10-year residence card are issued. Then applications for dependent residence for your spouse, children and, where eligible, parents follow.
Passport (valid for at least 6 months) · biometric photo · current UAE visa page if any · marriage and birth certificates (for a family application, apostilled)
Title deed, or Oqood registration for off-plan · sales agreement (SPA) · payment receipts · DLD valuation certificate
UAE-valid health insurance policy · medical test (done in Dubai) · biometrics appointment
We will send — to your email address as a PDF. The full guide can also be read on the website.
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