Who is eligible for golden visa in Dubai?

Eligibility for the Dubai Golden Visa for investors primarily requires a minimum property investment of AED 2 million. This can be in a single property or a portfolio of properties, including off-plan units from approved developers, as per 2025 regulations.

How hard is it to get a Dubai golden visa?

Obtaining a Dubai Golden Visa through property investment is a straightforward process for individuals who meet the AED 2 million property value requirement. It involves clear documentation and a defined application procedure via official government channels.

What happens after 10 years golden visa Dubai?

The Dubai Golden Visa is automatically renewable after its 10-year validity, provided the investor continues to meet the eligibility criteria, such as maintaining the property investment. The renewal process typically involves a medical examination and payment of relevant government fees.

Can I sell my property after getting a Golden Visa?

Yes, you can sell your property after obtaining a Golden Visa. However, if the property was the sole basis for your visa, the visa might be subject to cancellation unless you transfer your investment to a new eligible property worth at least AED 2 million to maintain continuity.

Dubai Golden Visa via Property: Investor Guide 2025

Understanding the Dubai Golden Visa Property Program

The Dubai Golden Visa program, specifically for Dubai real estate investors, offers a streamlined path to long-term residency in the emirate. This initiative, continuously updated for 2025, is a key government strategy to attract significant foreign capital and talent by linking substantial Dubai property investment to renewable residence permits. The visa's duration, ranging from five to ten years, is directly tied to the investment value, making it highly appealing for individuals seeking a stable, tax-efficient environment for themselves and their families.

Property-Based Residency Options in Dubai

Dubai provides various residency options for Dubai real estate investors, primarily segmented by investment value and visa duration. While the 2-year investor visa is an entry point, the Dubai Golden Visa is the premium offering for more substantial commitments, securing either a 5-year or 10-year residency.

The 2-Year Property Investor Visa

This is the most accessible pathway for property investors seeking short-term residency. To qualify, an individual must invest a minimum of AED 750,000 in a Dubai residential property.

Property Value: Must be at least AED 750,000 at the time of purchase in 2025.
Property Type: The investment must be in a single, completed residential property, not a commercial or off-plan unit for this visa category.
Mortgage: If the property is mortgaged, at least 50% of its value (or a minimum of AED 750,000) must be paid off.
Joint Ownership: Possible only if each individual's share is valued at a minimum of AED 750,000.

The 5-Year and 10-Year Dubai Golden Visas

The Dubai Golden Visa program offers long-term residency for five or ten years and is designed for those making a more significant property investment. This prestigious visa allows holders to live, work, and study in the UAE without needing a national sponsor, and is highly sought after by Dubai real estate investors.

Minimum Investment: A minimum property value of AED 2 million is required. This can be for a single property or a portfolio of properties.
Sponsorship: Golden Visa holders can sponsor their immediate family members, including spouses and children, for the duration of their visa.
Property Status: The investment can include Dubai off-plan properties from approved real estate developers or completed units. Properties can also be financed through loans from specific local banks, offering flexibility to Dubai real estate investors.
Renewal: The Golden Visa is automatically renewable under the same conditions, providing continuous long-term residency in the UAE.

Essential Dubai Visa Requirements and Application Process

The application process for a Dubai Golden Visa through property is generally straightforward, but meticulous document preparation is crucial. Applicants can submit their applications through various government channels, including the Dubai Land Department (DLD), the Federal Authority for Identity and Citizenship (ICA), or authorized AMER centres.

The General Application Steps:

Choose Your Visa Category: Determine whether the 2-year, 5-year, or 10-year Dubai Golden Visa aligns with your property investment.
Gather Documents: Prepare all necessary paperwork, which forms the core Dubai visa requirements. This typically includes:
- Title deed for the property, proving your Dubai property investment.
- A valid passport copy.
- Recent passport-sized photographs.
- A valid health insurance certificate for the applicant and any dependents.
- Copy of your current residence permit, if applicable.
Submit the Application: File your application via the appropriate channel, such as the DLD's Dubai REST app or the ICA website.
Undergo Medical Examination: A mandatory health check, including blood tests and an X-ray, is required for all applicants.
Final Visa Issuance: Once all steps are completed and approved, your Dubai Golden Visa and Emirates ID will be issued, granting you residency.

Key Benefits of the Dubai Golden Visa for Investors

Securing a Dubai Golden Visa through Dubai property investment comes with a multitude of advantages that significantly enhance both lifestyle and financial opportunities in 2025. These benefits make it one of the most attractive residency programs globally for Dubai real estate investors.

Main advantages include:

Long-Term Residency: The ability to legally reside in the UAE and renew the visa provides unparalleled stability for investors and their families.
Family Sponsorship: Golden Visa holders can sponsor their spouses, children, and, in some cases, parents for long-term residency, making it an ideal option for family relocation.
Tax-Free Environment: Dubai boasts no personal income tax, capital gains tax, or property tax on rental income, significantly boosting the return on Dubai property investment.
Business Opportunities: The visa allows holders to seamlessly open bank accounts and establish or expand businesses within the UAE's vibrant and growing economy.
Access to Exclusive Perks: Golden Visa holders gain access to the Esaad privilege card, offering valuable discounts at a wide range of local and international retailers and service providers.

Residency for Retirees in Dubai

Beyond property investor visas, Dubai also offers a dedicated retirement visa for individuals aged 55 and over, providing another pathway to long-term residency for those looking to enjoy their retirement years in the emirate. This visa is valid for five years and is renewable.

Requirements for the 5-Year Retirement Visa:

Age: The applicant must be at least 55 years old.
Property Investment: The retiree must own property valued at a minimum of AED 1 million. The property must be fully paid for and not mortgaged.
Alternative Financial Proof: Alternatively, the applicant can show proof of a deposit of at least AED 1 million in a local bank for a minimum of three years.
Joint Ownership: A husband and wife can share in one property to meet the investment requirement.

Final Thought

The Dubai Golden Visa program, particularly through Dubai property investment, offers a secure and straightforward path to long-term residency in one of the world's most dynamic and tax-efficient cities. Whether you are an investor seeking strong rental yields and capital appreciation, an entrepreneur looking to expand your business, or a retiree searching for a high-quality lifestyle, the program provides flexible and attractive options for 2025. By meeting the clear investment criteria, Dubai real estate investors can unlock the numerous benefits of living and investing in the UAE.