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Residency · Middle East

UAE Golden Visa

Accepting applicationsFrom AED 2,000,000

Discuss this programme Estimate Family Costs

Long-term UAE residence for eligible investors, entrepreneurs and other categories.

Investment from: AED 2,000,000
Processing: See the timeline
Family: Spouse, Children, Parents
Stay required: See the stay rules

Decision summary

What do you obtain?: UAE Golden VisaRoute to citizenshipGolden Visa is a residence status;
What does your family invest?: Property worth at least AED 2,000,000 at purchase, owned in the applicant's name. Mortgaged property is accepted with a no-objection letter from the bank (Dubai Land Department).
What is additional?: Small entry-permit fees (AED 100 each), then in Dubai AED 9,884.75 for the investor's 10-year residence, with the medical test, Emirates ID and residence permit included, and AED 5,774.50 per family member.
Full wordingHide full wording
Government feesEntry permit for real estate investors: AED 100 application + AED 100 issuance + AED 100 smart-services fee. In Dubai, the Land Department's total for the investor's 10-year residence is AED 9,884.75, which already includes the medical examination (AED 700), Emirates ID (AED 1,153), residence permit (AED 2,856.75), Land Department fees (AED 4,020) and administrative fees (AED 1,155). Each family member's 10-year permit is AED 5,774.50, plus AED 318.75 once to open a family sponsorship file and AED 100 for each sponsored person.Full details below
How long does it take?: In Dubai, the Land Department's service time is 7 to 10 business days.
Must you travel or live there?: Golden visa holders may stay outside the UAE for longer than the usual six-month limit without the visa lapsing.
What is the main drawback?: Mortgages only from specified local banks; off-plan property only from approved developers.
Family inclusion: Spouse, Children, Parents · conditions apply
Program status: Operational

Overview

The UAE offers long-term residence visas across several categories, including investors and property owners.

The figures below are researched and dated. Confirm them with your advisor before any decision.

Path to citizenship

Does not lead to citizenship

Golden Visa is a residence status; it does not lead to citizenship.

See every residency route to citizenship →

Who this program may not suit

Taken from the facts recorded on this page. It may not suit you if:

Your budget is below AED 2,000,000, the minimum recorded investment, before fees and costs.
You want a second passport: this residence does not lead to citizenship by itself.

Investment pathways

Investment pathway: Qualifying real estate (including off-plan or mortgaged property from approved developers/banks), among other Golden Visa categories.
Minimum investment: Property worth at least AED 2,000,000 at purchase, owned in the applicant's name. Mortgaged property is accepted with a no-objection letter from the bank (Dubai Land Department).

Checked against official programme sources

Family inclusion

Spouse
Named in the rule
Children
Named in the rule
Parents
Named in the rule
Siblings
Not named in the rule

Ages, dependency and other conditions are in the rule below; confirm them for each family member.

Eligible dependents: Golden Residency holders can obtain residence permits for their spouse, their children regardless of age, and their parents (ICP).

Checked against official programme sources

Application process

1For the property route, the investor must fully own property bought for at least AED 2 million; a mortgaged property needs a no-objection letter from the bank.
2An investor outside the UAE can request a real-estate-investor entry permit from ICP through its smart app, website or customer centres using UAE Pass; ICP lists a two-day service time.
3In Dubai, the applicant (who must be inside the UAE) applies in person at a Dubai Land Department Golden Visa centre, submitting the passport, title deed and photo and paying the fees.
4A medical examination is completed at the service centre, and Emirates ID and residence fees are part of the package.
5The residence permit is sent by email; DLD gives a service time of 7 to 10 business days. Holders can sponsor their spouse and children, and the visa is renewable.

Steps and timings can change; your advisor confirms the current process before you apply.

Indicative timelines

Indicative processing timeframe: In Dubai, the Land Department's service time is 7 to 10 business days.

Checked against official programme sources

Investment and fees

Qualifying investment amounts and government fees are always shown separately. We do not publish single "total price" figures, as the total depends on family composition and circumstances.

Estimate for your family

Spouse

Children0

Parents0

Investment for your family: AED 2,000,000; Qualifying property, 10-year visa
Known total so far: AED 2,009,885; 4 cost items not yet included

Children are counted as 10 and parents as 60 unless you enter ages in the calculator. Full breakdown and ages

Qualifying investment

Qualifying property, 10-year visa: AED 2,000,000

Government fees: Entry permit for real estate investors: AED 100 application + AED 100 issuance + AED 100 smart-services fee. In Dubai, the Land Department's total for the investor's 10-year residence is AED 9,884.75, which already includes the medical examination (AED 700), Emirates ID (AED 1,153), residence permit (AED 2,856.75), Land Department fees (AED 4,020) and administrative fees (AED 1,155). Each family member's 10-year permit is AED 5,774.50, plus AED 318.75 once to open a family sponsorship file and AED 100 for each sponsored person.
Estimated additional costs: In Dubai, about AED 9,885 in government fees for the 10-year permit (medical test, Emirates ID, residency and Land Department fees), plus about AED 5,775 per family member and a one-time AED 318.75 family sponsorship file fee.
To be confirmed: Due diligence fees · Investment holding period

Checked against official programme sources

Residence requirements

Residence requirements: Golden visa holders may stay outside the UAE for longer than the usual six-month limit without the visa lapsing.
Renewal requirements: Renewable. ICP and the Dubai Land Department both describe the property route (at least AED 2 million) as a 10-year residence. The UAE Government portal's summary table (updated 28 Jul 2026) still lists 5 years for real estate investments, so confirm the term at application.
Potential route to citizenship: Golden Visa is a residence status; it does not lead to citizenship.

Checked against official programme sources

Due diligence and documentation

Applicants and included dependants undergo background and source-of-funds checks by the relevant authority. Documentation requirements are confirmed during preparation — no documents are needed for an initial consultation.

Considerations, limitations and risks

Important restrictions

Mortgages only from specified local banks; off-plan property only from approved developers.

Residency is not citizenship; status typically requires renewal and continued compliance.
Any route to citizenship depends on separate naturalisation law, often including residence and language requirements.
Qualifying investment categories have changed in several jurisdictions in recent years.
Tax residency is distinct from immigration status and requires specialist advice.

Status and authority

Operational status: Operational
Official government authority: Federal Authority for Identity, Citizenship, Customs & Port Security (ICP), UAE
To be confirmed: Legal basis · Nationality restrictions

Programme rules change; your advisor confirms every figure before you commit.

Frequently asked questions

Is the United Arab Emirates program currently open?

Program availability is confirmed during verification. Please speak with an advisor for the current status.

What is the minimum investment for UAE Golden Visa?

Property worth at least AED 2,000,000 at purchase, owned in the applicant's name. Mortgaged property is accepted with a no-objection letter from the bank (Dubai Land Department).

Can my family be included?

Golden Residency holders can obtain residence permits for their spouse, their children regardless of age, and their parents (ICP).

Is there a minimum stay requirement for UAE Golden Visa?

Golden visa holders may stay outside the UAE for longer than the usual six-month limit without the visa lapsing.

How long does the process take?

In Dubai, the Land Department's service time is 7 to 10 business days.

Does the UAE Golden Visa lead to citizenship?

Golden Visa is a residence status; it does not lead to citizenship.