UAE Golden Visa Guide for Real Estate Investors

The UAE continues to attract global investors thanks to its strategic location, strong economy, and rapidly expanding real estate market. As part of its long‑term vision, the UAE offers the Golden Visa for real estate investors, a residency program that provides stability, flexibility, and a wide range of benefits for property owners.

If you are planning to invest in the UAE — or already own property — this guide explains everything you need to know about the Golden Visa, including eligibility, requirements, and application steps.

What Is the UAE Golden Visa for Real Estate Investors?

The Golden Visa is a long‑term residency program designed to attract investors, entrepreneurs, skilled professionals, and exceptional talents. For real estate investors specifically, it offers the opportunity to live, work, and study in the UAE without the need for a local sponsor.

Depending on the value of your property, you may qualify for a 5‑year or 10‑year Golden Visa.

Key Benefits of the Golden Visa

Real estate investors enjoy several advantages, including:

• A long‑term residency valid for 5 or 10 years, renewable under the same conditions.

• The ability to stay outside the UAE for more than 6 months without losing residency.

• Sponsorship of family members of all ages.

• A 6‑month entry permit to complete the residency process.

• Freedom to live, work, or study anywhere in the UAE.

These benefits make the Golden Visa one of the most attractive residency programs in the region.

Who Can Apply for the Golden Visa?

The program is open to a wide range of individuals, including:

• Real estate investors

• Entrepreneurs

• Scientists and researchers

• Outstanding students and graduates

• Humanitarian pioneers

• Frontline professionals

In this guide, we focus specifically on real estate investors and the requirements they must meet.

Eligibility Requirements for Real Estate Investors

To qualify for the Golden Visa through property investment, you must meet one of the following conditions:

1. Fully Owned Property

You must provide one of the following documents:

• A registered Purchase Agreement from the relevant land department, or

• A Real Estate Unit Value Certificate confirming the property value

2. Mortgaged Property

You must submit:

• A Real Estate Unit Value Certificate, and

• A Search Certificate confirming the property is not under legal seizure

3. Off‑Plan Property

You must provide:

• A Purchase Agreement from an approved developer

• Proof that the property value is not less than AED 2,000,000

Investment Value Requirements

• AED 2 million in property value → Eligible for 10‑year Golden Visa

• AED 1 million in property value → Eligible for 5‑year Golden Visa

Note: Requirements may vary slightly by emirate. For example, Abu Dhabi requires maintaining the investment for at least 2 years after visa issuance.

How to Apply for the Golden Visa (Real Estate Category)

You can apply through three main channels:

1. Online Application (ICP Smart Services)

• Visit the ICP Smart Services portal

• Select “Golden Visa Services”

• Fill out the application

• Upload required documents

• Pay the fees

• Receive your application confirmation by email

2. Customer Happiness Centers

• Visit the nearest center

• Take a queue ticket

• Submit documents to the officer

• Pay fees if required

3. Authorized Typing Centers

• Visit an ICP‑approved typing center

• Submit your documents

• They will complete the application on your behalf

Golden Visa Fees for Real Estate Investors

Fees vary depending on whether you apply from inside or outside the UAE:

Inside UAE

AED 2,800 – AED 3,800

Outside UAE

AED 3,800 – AED 4,800

Breakdown (According to ICP)

• Residency fees: AED 2,280

• Emirates ID: AED 575

• E‑services: AED 28

• ICP fees: AED 22

• Smart services: AED 100