With AED 114 billion in property transactions recorded in Q1 2025—a remarkable 29% increase year-on-year—Dubai’s real estate market continues its upward trajectory as a global investment hub. (source)

Investing in real estate is one of the most common ways to secure a UAE Golden Visa, which offers long-term residency benefits alongside access to a tax-free environment and rental yields averaging between 5% and 8%. 

This article delves into the qualifying requirements, investment thresholds, property criteria, documentation needs, and advantages of obtaining a Golden Visa through real estate investments.

Keep reading to learn more. 

Golden Visa through Real Estate Investment: An Overview

The real estate market in Dubai is among the most vibrant globally. The city offers excellent investment opportunities with a large selection of residential and commercial properties. Through the Golden Visa program, the UAE government has made it possible for real estate investors to be eligible for long-term residency.

The real estate route is especially attractive since it gives investors access to a tax-free environment, substantial rental yields, and capital appreciation, in addition to opening doors to residency.

Eligibility Criteria for Golden Visa with Real Estate Investment

There are two primary types of Golden Visa in the UAE available for real estate investors:

1. Ten-Year Golden Visa Based on Real Estate Investment

The ten-year Golden Visa is intended for wealthy people who want to invest heavily in real estate to obtain permanent residency in Dubai. This visa offers long-term stability, family sponsorship, and unrestricted entry and exit from the United Arab Emirates.

Eligibility Criteria:

The applicant must meet the following requirements to be eligible for a 10-year Golden Visa through real estate investment:

Freehold Property Ownership:

• The individual must own a freehold property in Dubai with a clear title deed under their name.
• Leasehold properties do not qualify for this visa category.

Minimum Investment Value:

• The property value must be more than AED 2 million.
• This valuation should be clearly mentioned on the title deed.

Joint Property Ownership Conditions:

• In cases where the property is jointly owned, the individual’s share must exceed AED 2 million.
• For example, if a property is jointly owned 50:50, the total value must be more than AED 4 million to meet the requirement.

Mortgage Considerations:

• The property must ideally be mortgage-free.
• Mortgaged properties are permitted if the total value exceeds AED 2 million (for 10-year visas) or AED 750,000 (for 5-year visas). A No Objection Certificate (NOC) from the bank is required, but there is no minimum equity payment.

Valid Passport:

• A valid passport is mandatory at the time of application.

Medical Insurance:

• The applicant must possess valid medical insurance.
• It can be sourced locally from the UAE or internationally from an approved provider.

Physical Presence:

• The applicant must be physically present in the UAE to complete visa-related formalities.
• Medical tests and fingerprinting are required as part of the process.

Medical Tests:

• Medical tests can be arranged at the applicant’s location, saving time and offering convenience.

Required Documents:

• Original passport
• Title deed with correct valuation
• Medical insurance
• Passport-size Photo (high-resolution)
• Emirates ID (if applicable)
• Contact details, including email and UAE mobile number

Processing Time:

• Applications are processed within 10–30 working days via the ICP Smart Portal. Delays may occur during peak periods, and applicants can track statuses online. 

Special Cases—Property Not Handed Over Yet:

• For off-plan properties, a provisional visa may be granted upon submission of a Completion Certificate or Interim Title Deed from the Dubai Land Department, confirming the property’s status and value.
• Off-plan properties qualify for the 5-year visa if the developer provides a DLD-approved completion certificate confirming ≥50% construction progress and a valid payment plan. 

Benefits of the 10-Year Golden Visa

The 10-Year Golden Visa program in the United Arab Emirates provides unmatched advantages for professionals, investors, business owners, and other qualified individuals who want to settle in the Emirates permanently. Here’s a closer look at the main benefits:

1. Long-Term Residency

Take advantage of ten years of continuous residency in the United Arab Emirates, which will provide you and your family stability and peace of mind. The 10-year Golden Visa reduces the burden of paperwork. 

It lets you concentrate on your career and personal objectives without worrying about reapplying frequently, unlike regular visas that need to be renewed often. Whether it’s your children’s education, health care, or retirement plan, this long-term residency creates a strong feeling of community and trust in future planning.

2. Family Sponsorship

Golden Visa holders may sponsor spouses, unmarried daughters (no age limit), sons up to 25 years old, and domestic helpers. Exceptions for sons over 25 require approval from the Federal Authority for Identity, Citizenship, Customs, and Port Security (ICP).

3. Ease of Business and Travel

Scaling and investing in the UAE’s thriving economy is simpler when professionals and entrepreneurs have the Golden Visa, which allows them to start businesses, control 100% of their company, and operate without needing an Emirati partner or local sponsor.  

The visa also permits unrestricted entry and exit from the nation. You won’t have to be concerned about losing your resident status due to prolonged absences, whether for personal, professional, or vacation reasons.

4. Property Investment Flexibility

Real estate can be purchased, owned, and sold under the name of the Golden Visa holder. Without deadlines or the requirement to link their residency to a particular property, this benefit enables people to engage fully in the vibrant UAE real estate market. 

Even after receiving the Dubai golden visa, your investments are safe and controlled, whether you’re purchasing your ideal home or assembling a diverse real estate portfolio.

Also Read: 5 Key Benefits of the UAE Golden Visa for Expats and Investors

2. Three-Year Golden Visa Based on Real Estate Investment

For those unable to meet the AED 2 million threshold, the UAE offers a 5-year Golden Visa for real estate investments of at least AED 750,000, provided the property is freehold and fully registered with the Dubai Land Department. 

Eligibility Criteria:

Here are the specific requirements for obtaining the three-year visa:

Freehold Property Ownership:

• The investor must own a freehold property in Dubai.
• The property must be fully owned and registered with the Dubai Land Department.

Minimum Investment Amount:

• The property value must be AED 750,000 or more.
• This amount must be clearly visible on the title deed.

Joint Ownership Conditions:

• If the property is jointly held, the individual’s share must be more than AED 750,000.
• For a 50:50 ownership, the total property value must exceed AED 1.5 million.

Mortgage Rules:

• Ideally, the property should not be mortgaged.
• The investor’s clear share (i.e., paid amount) should be at least AED 750,000 if mortgaged.

Medical Insurance:

• Must have valid medical insurance from either a UAE or international provider.

Physical Presence Required:

• The investor must be physically present in the UAE to complete medical checks, biometric scans, and other formalities.

Medical Test Facility:

• It can be conducted conveniently at the applicant’s location in Dubai.

Required Documentation:

• Original passport
• Title deed
• Medical insurance
• High-resolution passport photo
• UAE mobile number and email ID

Processing Duration:

• Typically processed within 10 working days.

How to Apply for the Golden Visa Through Real Estate

Here’s a step-by-step guide to help you understand the application process for real estate investment:

Step 1: Confirm Eligibility

To begin, ensure your real estate investment qualifies for the Golden Visa. The key eligibility criteria include:

• Minimum Investment: Your total property investment must be worth AED 2 million.
• Freehold Property: The property must be located in a designated freehold area in Dubai where expatriates are legally allowed to own property.
• Ownership Status: The property must be fully paid (not mortgaged), or if mortgaged, you must have paid at least 50% of the property value to the bank and provide a bank letter confirming this.

Step 2: Gather the Required Documents

Proper documentation is critical for a successful Golden Visa application. Prepare the following documents:

• Title Deed (proving property ownership)
• Valid Passport
• Personal Photo (passport-size with white background)
• Valid UAE Health Insurance
• Utility Bill (to prove your residence, if applicable)
• Certificate of Good Conduct (may be requested in some cases)
• Bank letter (if the property is mortgaged)
• Ensure all documents are clear, up-to-date, and translated into Arabic (if required).

Step 3: Submit Your Application

You have a few options for submitting your application:

Option 1: Dubai Land Department’s Cube Centre (DLD Cube)

• Visit the Cube Centre at the Dubai Land Department (DLD).
• The center provides a one-stop service for Golden Visa applications related to real estate investments.

Option 2: ICP Portal (Federal Authority for Identity, Citizenship, Customs & Port Security)

• Apply online via the ICP smart services portal: https://smartservices.icp.gov.ae 
• Create an account, fill in your details, and upload the required documents.

Option 3: Hire a Professional Service

To simplify the process, many investors choose to hire a real estate consultancy or PRO service to manage the end-to-end application, ensuring accuracy and compliance.

Step 4: Undergo Medical and Biometric Testing

After submitting your application:

• Visit an approved medical center in the UAE for a standard health check-up, including blood tests and a chest X-ray.
• Complete biometric registration (fingerprints and photo) at an authorized Emirates ID center.
• These steps are mandatory for Emirates ID issuance.

Step 5: Visa Issuance and Emirates ID

Once your application is approved:

• A UAE Emirates ID will also be issued, granting you access to local services, banking, and healthcare.
• The visa is renewable upon expiry, provided that your real estate investment remains valid and meets the eligibility criteria.

Also Read: How Doctors, Scientists & Specialists Can Apply for a UAE Golden Visa

Why Invest in Dubai Real Estate for a Golden Visa?

Real estate investing in Dubai is more than just buying a home; it’s a calculated move that provides immigration advantages, lifestyle enhancements, and long-term stability. The Golden Visa is among the most alluring incentives for foreign investors.  

With this long-term resident visa based on real estate investment, investors and their families can live, work, and study in the United Arab Emirates without requiring a national sponsor.

1. Tax-Free Income and Wealth Management

Real estate investors benefit from no personal income, inheritance, or capital gains taxes. However, corporate taxes (9%) apply to businesses with profits over AED 375,000, excluding personal property investments.  

You can lawfully take advantage of these advantages by settling down for a long time. Dubai is a financially strategic place for wealth growth and preservation since it offers real estate investors higher net returns on sales and rental revenue.

2. Real Estate Transparency and Regulation

The Dubai Land Department (DLD) and Real Estate Regulatory Agency (RERA) have implemented strict legislation to safeguard investors, preserve market transparency, and ensure equitable practices.  

Title deeds are recorded digitally, and all real estate transactions are legally documented. Strong legal frameworks protect investors’ interests so they can confidently enter the market.

3. Full Foreign Ownership and Freehold Properties

In specific parts of Dubai, foreign nationals can wholly own freehold properties. This implies that a local partner is not required in order to own, sell, lease, or inherit your property. It’s an exclusive offering in the Middle East that offers investors complete asset control with flexibility and legal safety.

4. Strategic Location and Global Connectivity

With direct flights to more than 200 cities across the globe, Dubai has a prime location between Europe, Asia, and Africa. The city is a key international transportation hub thanks to its two top-notch airports, Dubai International Airport (DXB) and Al Maktoum International Airport. 

Dubai is perfect for frequent travelers who are international professionals and businesses because of its connection.

5. Flexible Investment Options

A Golden Visa can be obtained through various real estate options, including commercial spaces, off-plan developments, and luxurious residences and villas.  

Whether you want to invest for personal use, rental income, or capital appreciation, you may pick a property that fits your objectives. Furthermore, in certain circumstances, properties that are under construction or ready to move into may be eligible for a visa.

Conclusion

Dubai provides flexible, safe, and lucrative residency options through real estate, regardless of your level of experience as an investor. The 10-year Golden Visa is ideal for long-term stays, while the 3-year Golden Visa Dubai is ideal for those just starting.  

You can take advantage of everything the UAE has to offer, including business opportunities and a remarkable standard of living, by fulfilling the eligibility requirements, keeping the required paperwork, and making the appropriate investment.

Book your free consultation call today with the experts of JSB Incorporation to learn more about securing your golden visa.