Grounds: not just real estate
There are more categories than most people assume, and the property route is not the only one. Certain professions have their own nomination pathway, and qualification requirements vary from emirate to emirate.
- Property worth AED 2 million or more as stated in the title deed — the most widely used route
- Investment in a business or accredited funds of a comparable amount of personal funds
- Entrepreneurs with a project endorsed by an authorised body of the emirate
- Specialists: doctors, scientists, engineers, creative professionals — by category and agency criteria
- Top students and their parents — a separate category
The property route: the details that matter
The value is taken from the title deed, not from the listing price or an agency appraisal. The threshold can be met with one property or several — provided the combined documented value reaches the requirement. Co-ownership is permitted, but each visa applicant must hold their own share of at least the threshold amount.
Not every off-plan property qualifies: the developer typically must be on an approved list, and for mortgaged properties the bank issues a confirmation letter. All of these conditions should be verified before the deposit — once payment has been made, there is no going back.
On the question of duration — and honesty is needed here — two official sources diverge. The Dubai residency authority states plainly on its service page that the investor golden visa — covering real estate or public investments — is issued for ten years and renewed as long as the conditions are met, with the real estate threshold set at a minimum of AED 2 million across one or more properties. The UAE government portal, in its category table as of the date checked, lists five years for real estate investment and ten years for public investment.
The practical takeaway: confirm the term with the authority of the emirate where you are applying, before the transaction. We cite ten years here because that is what the Dubai authority’s own materials state — and Dubai is where most of our clients buy property — but relying on a figure from any article, including this one, when making a two-million-dirham purchase is not advisable. Both links are provided below; they can be opened and checked in a minute.
Why the golden visa is better than a regular one
It is precisely the independence from an employer and from a personal licence that makes the golden visa attractive to those already living in the UAE on a regular visa: a company closure no longer puts the entire family’s status in question.
| Standard residence | Golden Visa | |
|---|---|---|
| Duration | typically 2 years | 10 years, renewable — the emirate authority confirms the term |
| Who it depends on | from an employer or your own company | independent of anyone: self-standing status |
| Absence from the country | is lost after 6 consecutive months | the rule does not apply |
| Family | sponsored when conditions are met | sponsored for the full duration of the status |
| Changing jobs or closing a company | visa at risk | does not affect the status |
How the process works
Timelines depend on the category and the authority’s workload, and we make no promises: for your category we will tell you what we see on current live cases.
- Grounds check: whether the property, investment, or qualification meets the requirements
- Application and approval under your category at the emirate authority
- Entry clearance or change of status if you are already in the country
- Medical examination and biometrics, Emirates ID processing
- Obtaining status and then sponsoring family members
What the golden visa does not give you
It grants a long-term, stable resident status — but not citizenship: the UAE does not issue citizenship in exchange for investment, and any promise to the contrary means the person either does not know what they are talking about or is selling something that does not exist. Naturalisation in the UAE does exist, but it is exceptional and is not a programme you can apply to with money.
Second: the status does not resolve tax questions. Tax residency is established separately, under its own conditions, and your company’s corporate tax obligations operate independently of whatever visa you hold.
UAE Golden Visa
- Property or grounds check before the deposit: whether it meets the requirements as of the transaction date
- Finding the right category — property, investment, or qualifications — and assessing your chances
- Transaction support and obtaining the title certificate
- Application submission, medical examination, biometrics, and Emirates ID
- Sponsoring a spouse and children after obtaining status
- A three-year cost estimate, including property maintenance and renewals
A legal consultation — 80 $.Credited toward the full service fee if you continue with us.
During the consultation the lawyer reviews your situation based on your documents and provides filing route: which basis, what will be needed and in what order.
Government fees, notarisation, certified translations and apostille, where required, billed separately at actual cost — we will itemise them for your situation. Processing time depends on the authority and its workload, which is why we do not publish an average figure.
Frequently asked questions
How much does property need to cost for a UAE golden visa?
The threshold is 2 million dirhams, approximately $545,000, based on the value stated in the title deed. The threshold can be reached across multiple properties; in cases of joint ownership, each applicant’s share must meet the requirement individually. Conditions for off-plan properties and mortgaged properties are separate and should be verified before paying a deposit.
How many years is the golden visa issued for?
Dubai’s residency authority states ten years for investors, renewable as long as conditions are met. The UAE government portal’s category table, at the time of writing, lists five years for real estate investment and ten years for government investment. Sources differ, so the term should be confirmed with your emirate’s authority before the transaction. Other categories have their own terms: five or ten years depending on the basis.
Do you need an employer or your own company?
No, the golden visa is a standalone status. That is its main practical advantage: closing a company or changing jobs does not affect it.
Can you bring your family on a golden visa?
Yes, the holder sponsors their spouse and children for the duration of their status. Age requirements for children and documentation requirements are standard for sponsorship and require legalised marriage and birth certificates.
Does the six-month absence rule apply?
The golden visa is exempt from this — which is the difference from an ordinary residence visa, which is cancelled after six months of continuous absence from the country.
Does the Golden Visa lead to UAE citizenship?
No. This is a long-term residence permit. Citizenship by investment is not granted in the UAE, and any offer to that effect does not reflect reality.
Verified August 16, 2026. The thresholds and amounts are tied to indicators that are reviewed annually — check the official source for your country before filing.
Services and prices — openly, before any conversation
People usually add: personal bank account — $1 080 · document attestation (mofa) — $149. Two or more services — 5% off each.
Turnkey pricing: government fees are included, and 5% VAT is built in.