Linking Dubai Property Investment to Golden Visa Eligibility

Over the past few years, the Golden Visa has reshaped how foreign residents think about life in Dubai. What started as a government programme to attract investors and skilled professionals has become a practical route to stability for many residents. In 2023 alone, more than 150,000 people were granted Golden Visas, with property buyers making up a large share of that number.

For many buyers, that link between real estate and residency is central to their decision. Yet the steps from closing a property deal to actually holding a 10-year visa aren’t always clear. The sections below walk through how the process actually works once you’ve bought a qualifying property, and how to move from ownership to a 10-year residence visa with confidence.

Who qualifies
To qualify for a Golden Visa through real-estate investment, the property must have a minimum value of AED 2 million, as recorded on the title deed. The amount can come from one property or several, as long as the total value meets the threshold and all are registered under the same owner.

Only completed properties are eligible. The Dubai Land Department requires a title deed or e-title to confirm ownership, so off-plan units can’t be used until handover is complete and registration is in place.

Mortgaged properties can qualify if the buyer has already paid at least AED 2 million of their own funds. A bank letter and a no-objection certificate from the lender are needed to confirm this.

In cases of joint ownership, the investor’s individual share must equal or exceed AED 2 million. This rule applies even if the total property value is higher.

These standards come directly from the DLD and the General Directorate of Residency and Foreigners Affairs. Once the title deed and supporting documents meet these conditions, the owner can apply through one of DLD’s authorised service centres to begin the Golden Visa process.

Documents and proof required
Once ownership is confirmed, the next step is to gather the papers that prove both the purchase and your eligibility. The title deed or e-title is the core record, issued by the DLD after transfer. Alongside this, you’ll need a copy of your passport and, if you already hold one, your Emirates ID.

For mortgaged properties, banks issue a letter confirming that at least AED 2 million has been paid from your own funds, together with a no-objection certificate allowing the visa to be linked to the property. Developers sometimes provide a payment certificate to support this, and the DLD may also request a current property valuation if the title deed doesn’t show the full purchase amount.

Applications linked to real estate are handled through DLD’s Real Estate Services Trustee Centres, which act as the main point between the owner, the Land Department, and the GDRFA. These centres verify ownership details, collect the application fees and submit the file for approval. Once the paperwork is complete, the eligibility check and visa issuance typically take between five and ten working days and in most cases, owners receive their residence permit within two to three weeks of applying.

How the application works
Once your purchase is complete and the title deed is issued, you can take it to any DLD-approved Real Estate Services Trustee Centre. These centres handle all property-linked visa applications and act as your main contact point through the process.

Staff there will check the ownership details against DLD records and confirm eligibility. You’ll then pay the standard processing fee, which usually falls between AED 1,000 and 1,500 depending on the case. After verification, the centre issues a property owner’s certificate confirming that your property qualifies for the Golden Visa category.

With that certificate in hand, the rest of the process moves quickly:

Submit the visa application through the DLD-linked ICP or GDRFA channel.
Complete a medical check at an authorised clinic.
Provide biometrics for your Emirates ID.
From submission to visa issuance, the full process usually takes two to three weeks, though some applicants receive approval sooner if their paperwork is in order. The residence permit is valid for 10 years and renewable on the same terms, and holders can also sponsor their spouse, children of any age and domestic staff under the same visa stream.

Renewal and conditions
The Golden Visa renews every ten years, provided the property still meets the minimum value requirement. Renewal follows much the same process as the initial application, with ownership and valuation confirmed again through the Dubai Land Department. Processing usually takes a few weeks once the updated documents are filed through a Real Estate Services Trustee Centre.

If the property is sold or transferred and the owner’s share falls below AED 2 million, eligibility for renewal ends. In practice, that means the visa remains valid until expiry but can’t be renewed unless another qualifying property is held. Many investors plan for this by maintaining ownership of at least one qualifying unit, even if they restructure their portfolio.

For owners based abroad, renewals can be handled through a legal representative or by granting Power of Attorney to a trusted agent. DLD accepts properly attested POAs, allowing representatives to submit applications, update records, and complete the renewal process without the owner being physically present. It’s a practical option for investors managing property from overseas.

A clear route to long-term residence
Since its introduction in 2019, the Golden Visa programme has matured into a clear, efficient route to long-term residence, and for investors and residents, it’s brought a degree of stability that’s since shaped similar investor programmes across the region.

Even so, small details in ownership structure or financing can affect eligibility, which is why most investors work with professionals who understand both the property and immigration sides of the process. With the right preparation, the visa can be secured quickly, keeping everything compliant and correctly documented from the start.

How can The Knightsbridge Group help?
The Knightsbridge Group advises investors and families on how to structure property ownership and residency in the UAE with clarity and foresight. With over twenty years of experience across legal, fiduciary, and immigration services, we ensure each aspect of a client’s plan, from real estate investment to long-term residence, is compliant, efficient, and built to last.

For tailored advice on securing or maintaining UAE residency through property investment, contact info@kbgroup.ae.