Secure 10-year UAE residency through property investment of AED 2M or more. No employer required. Sponsor your entire family. Live, work and travel freely.
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Launched in 2019 and significantly expanded in 2022, the UAE Golden Visa is a long-term residency programme offering 10-year renewable residence to qualified individuals and their families. Unlike standard UAE visas, the Golden Visa does not require a local sponsor or employer — making it one of the most flexible and attractive residency pathways in the world.
For property investors, the Golden Visa offers an exceptional dual benefit: the security of long-term UAE residency combined with a real estate asset that can generate rental income. With Dubai's property market recording record transaction volumes in 2025 and continued growth projected through 2026, now is an ideal time to combine investment with residency planning.
The UAE Golden Visa is available across six main categories. Each has specific requirements and documentation. Astraterra can guide you through whichever pathway best fits your profile.
Own UAE property worth AED 2M or more (completed or off-plan). No employer or sponsor required.
Doctors, engineers, lawyers, scientists, artists, and other specialists with a UAE employment contract.
Founders with a project valued at AED 500K+ or approved by an accredited UAE business incubator.
Outstanding students with GPAs of 3.75+ in UAE universities, and researchers with significant contributions.
UAE freelance permit holders earning above AED 360,000 annually across any field.
Retirees aged 55+ with savings of AED 1M or a pension income of AED 20,000/month.
Not sure which Golden Visa category fits your profile?
Get a Free Eligibility CheckConfirm you meet the category criteria — property ownership, salary, business value, or academic standing.
Gather your passport, property title deed (or preliminary contract), financial proof, and supporting certificates.
Apply through the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) online portal or an authorised typing centre.
Complete the mandatory medical fitness test and apply for your Emirates ID at an ICA service centre.
Your 10-year residency visa is stamped in your passport. The process typically takes 5–10 working days.
Once your visa is issued, you can immediately apply to sponsor your spouse, children, parents, and domestic helpers.
Purchasing property in Dubai valued at AED 2,000,000 or more qualifies you directly for the Golden Visa. This is one of the fastest and most straightforward pathways — and the one Astraterra specialises in guiding clients through.
Minimum Investment
AED 2,000,000
to qualify for a 10-year Golden Visa
10-Year
Renewable Residency
0%
Personal Income Tax
Have all your documents ready? Let us submit your application today.
Start Your Application NowQualifying for the UAE Golden Visa through property investment is a straightforward process when you know the exact steps. Below is the complete end-to-end guide for investors purchasing property in Dubai at AED 2M or above.
The property must be freehold, valued at AED 2M or more, and either fully paid or no more than 50% mortgaged. Both completed (ready) properties and off-plan (under construction) properties qualify — provided the Oqood or title deed value meets the threshold.
For ready properties, the Dubai Land Department (DLD) issues a title deed at the time of transfer. For off-plan purchases, your proof of ownership is the Oqood registration certificate issued by the DLD. Both documents are accepted for Golden Visa applications.
Submit your Golden Visa application through the Federal Authority for Identity and Citizenship (ICP) online portal at icp.gov.ae, or visit an approved typing centre in Dubai. You will need your passport, title deed or Oqood, and financial documents showing the property purchase.
All Golden Visa applicants are required to complete a medical fitness examination at an approved UAE health authority centre. The test screens for communicable diseases and typically takes one to two days. Results are submitted directly to ICP.
Following ICP approval, your biometrics are captured and a 10-year Emirates ID is issued. This ID serves as your official UAE identification document and enables access to government services, banking, healthcare, and driving licence applications.
Once your Golden Visa is issued, you can immediately sponsor your spouse, children (sons up to age 25, daughters with no age limit), and domestic workers — all under your visa umbrella. Timeline from application to full family residency is typically 3–6 weeks.
Typical timeline: 3–6 weeks from submitting a complete application to receiving your visa stamp, Emirates ID, and dependent visas. Astraterra handles all documentation, submissions, and follow-ups on your behalf.
Many buyers are unsure whether they qualify for the Golden Visa or the standard Investor Visa. Both provide UAE residency through property ownership — but they differ significantly in duration, benefits, and minimum investment.
Investor Visa (2-Year)
Golden Visa (10-Year) — Recommended
Our recommendation: if your budget allows for an AED 2M+ property investment, always target the Golden Visa. The additional benefits — longer duration, domestic worker sponsorship, 100% mainland business ownership, and no stay requirement — make it significantly more valuable for long-term UAE residents and investors.
Not every property qualifies — the DLD-registered value must reach AED 2M or more. Here is what investors need to know about qualifying property types and the top communities where AED 2M budgets are well-supported.
Off-Plan Properties
An off-plan property qualifies for the Golden Visa based on its Oqood (initial registration) value at the time of application. The property does not need to be completed — you can apply as soon as the DLD registers your Oqood, provided the unit value is AED 2M or more. This means early investors in new launches can often secure Golden Visa eligibility before handover.
Ready (Secondary Market) Properties
For completed properties, the DLD transfer value recorded on the title deed must be AED 2M or more. If you purchase a ready property for AED 2.1M and transfer it through the DLD at that value, you qualify immediately — subject to the mortgage limit (paid equity must be AED 2M+).
Top communities where AED 2M+ inventory is readily available:
Developers with confirmed Golden Visa qualifying inventory in 2026:
The UAE Golden Visa is one of the most comprehensive long-term residency programmes in the world. For property investors, it transforms a real estate purchase into a lifestyle and business gateway for an entire decade — renewable indefinitely.
Your visa is valid for 10 years and renews without requiring a new property purchase, as long as you continue to hold the qualifying asset.
Unlike standard UAE employment visas, the Golden Visa is entirely self-sponsored. You do not need a UAE employer or citizen sponsor at any stage.
Golden Visa holders can establish and own 100% of a mainland UAE company without a local partner — a major advantage for entrepreneurs and investors.
You can travel freely and spend extended periods outside the UAE without losing your residency. You only need to return once every six months to maintain active status.
Sponsor your spouse, sons up to age 25, daughters with no age limit, and domestic workers — all under your Golden Visa. No separate family sponsorship process required.
Your Emirates ID and Golden Visa give you full access to UAE banking services, the ability to obtain a UAE driving licence, and access to the UAE's world-class healthcare system.
You need to own property worth at least AED 2,000,000 (approx. USD 545,000). The property must be registered with the DLD and can be completed or off-plan.
The UAE Golden Visa is valid for 10 years and is fully renewable. You are not required to remain in the UAE continuously.
Yes. You can sponsor your spouse, children (no age restriction for males), parents, and domestic workers — all under one Golden Visa.
No. The Golden Visa is entirely self-sponsored. Property investors, entrepreneurs, and freelancers can all apply without a UAE employer.
Yes. Off-plan properties with a total purchase price of AED 2M or more qualify. A developer NOC and DLD registration are required.
Typically 5–10 working days once all documents are submitted correctly through the ICP portal.
Government fees range from AED 3,000 to AED 5,000. Additional costs include the medical fitness test (approx. AED 700), Emirates ID (AED 370), health insurance, and optional advisory fees.
Yes. Freelancers holding a valid UAE freelance permit and earning above AED 360,000 per year are eligible under the freelancer or skilled professional category.
Yes, if the paid portion of the property (equity) is AED 2M or more. If the property is worth AED 3M and the outstanding mortgage is AED 800K, your equity of AED 2.2M qualifies. Full payment is not required.
Yes. An off-plan property qualifies for Golden Visa based on its Oqood registration value, provided it is AED 2M or more. You do not need to wait for handover. The title deed (Oqood) is your proof of ownership during construction.
Yes. The Golden Visa allows you to sponsor your spouse, children (up to age 25 for sons, no age limit for daughters), and domestic workers under your visa.
Typically 3–6 weeks from submitting a complete application. This includes medical testing, biometrics, and Emirates ID issuance. Astraterra's team can guide you through every step.
Our team will guide you from property selection through to visa issuance — simplifying every step of the process.
WhatsApp Joseph for a Free ConsultationThe UAE Golden Visa requires a minimum property investment of AED 2,000,000 (approximately USD 545,000). The visa is valid for 10 years and is fully renewable. It covers the main investor, spouse, children (no age limit), and parents. Both ready and off-plan properties (with completion guarantee) are eligible. There is no minimum stay requirement — you can travel freely without losing your visa. Government processing fees range from AED 3,000 to AED 5,000. Processing time is 2–5 working days after document submission.
Source: ICP, GDRFA Dubai, Astraterra Properties advisory · View all Dubai market data →