How To Get a UAE Golden Visa Through Real Estate Investment

Recent updates to visa regulations have made real estate one of the most straightforward routes into the UAE’s long-term residency programme. In 2025, demand for the Golden Visa remains strong among international investors who want security of status alongside the opportunity to build capital through property. Those who place at least AED 2 million into qualifying real estate can secure a 10-year visa that removes the need for frequent renewals and extends rights to family members. This article sets out the current criteria, the steps involved in securing approval, and the main factors investors should weigh when using property as the basis for their application.

Eligibility requirements
To qualify, the property or combined properties must hold a minimum value of AED 2 million. Authorities confirm this figure through an approved valuation rather than the stated purchase price, which means applicants should expect an official review of title deeds and supporting records. Both completed and certain off-plan units can be accepted, although off-plan eligibility usually depends on the stage of construction and the developer’s status.

Mortgaged property may also be used if the loan is issued by a bank recognised by the government and the investor can show proof of at least AED 2 million in equity. This can be a single asset or a portfolio of smaller holdings that reach the threshold, provided each is supported with the correct ownership and finance documents.

Golden Visa benefits
The Golden Visa offers investors a set of long-term rights that extend beyond simple residency. Its main advantages include:

Ten-year validity with straightforward renewal. Once granted, the visa runs for a full decade and can be renewed on proof that the qualifying investment is maintained.
Family sponsorship. Holders can sponsor spouses, children of any age, and in some cases parents, giving households the ability to remain together under one status.
Sponsorship of domestic staff. The visa allows additional sponsorship rights for helpers or other household employees, subject to approval.
Independence from a national sponsor. Investors are free to live, work, or establish businesses without needing to tie their status to an employer or local partner.
Travel flexibility. Golden Visa holders can leave and re-enter the UAE at will, without the restrictions tied to extended absences.
Security of status. The length of the permit removes the uncertainty of short renewals and provides stability for long-term planning.

Application process
Once ownership is recorded, the next step is to obtain an official valuation certificate to confirm the property meets the AED 2 million threshold. Applicants with a mortgage must also secure a no-objection letter from the lending bank and proof that their equity in the property satisfies the requirement. With these documents in hand, the file is submitted through the relevant portal, either the Dubai Land Department or the Federal Identity and Citizenship Authority, depending on the emirate.

The submission usually includes the title deed, passport copy, recent photograph, and Emirates ID if already issued, with bank letters attached for financed properties. Processing can take several weeks, although in practice approvals are often granted more quickly once the valuation and ownership checks are complete. The visa is then stamped, giving the holder long-term residency linked directly to their real estate investment.

Investment considerations
Placing AED 2 million or more into real estate secures the visa but also commits a large sum to a relatively fixed asset. Property is less liquid than shares or cash holdings, so investors should weigh how easily they might need to release funds in the future. That said, rental income can provide steady returns, and the long-term value of property in established areas of Dubai and Abu Dhabi has shown resilience.

Choice of location plays a major part. Units in well-served districts tend to hold value better and rent more consistently, while fringe developments may offer lower entry costs but carry more risk of price swings. Longer ownership also tends to smooth out volatility, which is important for investors building residency on a property base.

Families using property to qualify for a Golden Visa should plan ahead for succession. If no will is registered, local courts apply Sharia inheritance rules, which may divide assets in ways that do not match an owner’s wishes. By registering a DIFC or ADJD will, investors can decide how property is passed on and ensure heirs keep both the asset and the residency linked to it.

Professional support makes this process far smoother. While the visa application is simple in principle, points such as valuations, mortgage approvals, and inheritance planning often cause delays if handled alone. Advisors confirm that the property meets the required value, liaise with banks where finance is involved, and prepare documents for submission to the authorities. They can also structure ownership so that succession is clear and secure for future generations.