Key Highlights:

• Golden Visa offers 10-year residency for AED 2M+ property investors with no age restrictions.
• Retirement visa provides 5-year residency for seniors 55+ with an AED 1M property investment.
• Both visas accept mortgaged properties with specific bank documentation requirements.
• Family sponsorship includes spouse, children, and parents under Golden Visa category

Are you searching for “UAE property investment for retirees” and finding confusing, sometimes contradictory advice about Golden Visas, retirement visas, property values, and eligibility rules? You are not alone.

One source says you need AED 2 million. Another mentions AED 1 million. A third talks about income requirements that don’t seem relevant if you’re buying property.

You don’t need to be confused. You just need official rules, backed by government sources, so you can make an informed decision about where to invest your capital and how to secure long-term residency.

This guide cuts through the confusion. Keep reading this article to learn more. ​

Disclaimer: Property values, visa costs, and specific documentation requirements mentioned in this article are for informational purposes only. Requirements and fees are subject to change by UAE authorities. Always verify the latest rules on official government portals.

Two Clear Pathways to UAE Residency Through Property

The UAE offers two distinct property-linked residency options for senior citizens: the 10-year Golden Visa for property investors and the 5-year retirement residence visa.​

The Golden Visa is a 10-year renewable residence permit for investors who meet minimum property ownership thresholds. According to ICP, DLD, and GDRFA Dubai, property investors owning real estate worth at least AED 2 million qualify for this 10-year visa without requiring an employer sponsor. This category has no age restrictions, making it accessible for seniors who meet the financial threshold.​

The retirement residence visa is a 5-year renewable option designed specifically for foreigners aged 55 and above who meet defined financial eligibility criteria. As outlined on u.ae, DLD, and ADRO pages, this visa recognizes property ownership as one qualifying route alongside savings and income options.​

Both visas can be obtained based on owning qualifying UAE real estate, with specific criteria implemented by emirate authorities. The key differences lie in property value requirements (AED 2 million vs. AED 1 million), visa validity periods (10 years vs. 5 years), and age specifications (no limit vs. 55+).​

Golden Visa for Property Investors: 10-Year Residency with No Age Limit

1. Property Value and Ownership Requirements

To qualify for the Golden Visa as a real estate investor, you must own property or a group of properties with a total value of at least AED 2 million. Dubai Land Department confirms this applies to one or more properties under your name, and a valid title deed or e-title is required.​

You can combine multiple properties to meet this threshold. If you own two apartments valued at AED 1 million each, the combined total of AED 2 million qualifies you. All properties must be registered under your name with proper documentation from the Dubai Land Department or equivalent authority in your emirate.​

Recent updates now allow off-plan properties to qualify, provided you obtain a no-objection certificate from the developer confirming payment milestones. Previously, only completed properties with title deeds were accepted.​

2. Mortgaged Properties Are Acceptable

You can use mortgaged property to qualify for the Golden Visa with specific requirements. Dubai Land Department allows mortgaged property if you provide a no-objection letter from the bank. GDRFA Dubai requires property value certification and proof of ownership through documents accepted by their official service.​

For example, if you purchase a property worth AED 3 million with a mortgage, you can qualify as long as the total property value meets AED 2 million and you provide a bank NOC. The 2024 rule changes eliminated the previous requirement for a minimum AED 1 million down payment.​

3. Joint Ownership for Married Couples

If property is jointly owned between husband and wife with a total value less than AED 4 million, only one person will be eligible to apply for the Golden Visa and then sponsor the other. 

Property shares must be equal between both parties. If shares are not equal, the highest shareholder will apply as the primary visa holder, then sponsor the other spouse.​

However, if the jointly owned property value is AED 4 million or more (meaning each spouse’s share is at least AED 2 million), both owners can individually apply for separate Golden Visas.​

Key Benefits for Senior Investors

The Golden Visa provides several advantages particularly valuable for seniors:​

• A 10-year renewable residence provides long-term stability and eliminates frequent visa renewals.​
• Self-sponsorship means you don’t need an employer sponsor, giving you independence and flexibility.​
• Extended absence allowance lets you stay outside the UAE for more than six months without automatic visa cancellation, crucial for seniors who travel extensively or maintain ties to their home country.​
• Family sponsorship includes your spouse, children of any age (no upper limit), and parents, subject to meeting sponsorship conditions. For seniors requiring household assistance, you can sponsor domestic workers up to the number allowed by law.​

Also Read: Why Entrepreneurs Are Choosing UAE for Retirement: JSB Founder’s Insights

Retirement Visa for Seniors 55+: 5-Year Residency with Lower Investment

1. Federal Framework and Age Requirements

The federal portal u.ae describes a 5-year residence visa for retirees aged 55 and above, with eligibility routes including property ownership, savings, and income. To qualify, you must either be 55 years old or more at the time of retirement OR have worked for at least 15 years inside or outside the UAE, meet at least one financial threshold, hold valid health insurance in the UAE, and pass standard residence visa checks.​

2. Dubai: AED 1 Million Property Requirement

Dubai Land Department’s retirement visa service offers a 5-year renewable residence permit for retirees aged 55+ who own property with a purchase value of at least AED 1,000,000. The investment can be in one or several properties.​

In the event of a mortgaged property, the amount paid must be AED 1 million, or a letter from the bank must be provided in which the amount paid of the mortgage value is set out, addressed to the General Directorate of Residency and Foreigners Affairs, indicating that the deposit cannot be released within 3 years.

If property is jointly owned between husband and wife with a value of at least AED 1 million, the couple can share one property by providing a certified copy of the marriage contract. Title deed owners can also apply by obtaining an official evaluation certificate from approved valuation offices licensed by the Dubai Land Department if the market value exceeds AED 1 million.​

3. Abu Dhabi: Flexible Financial Options

Abu Dhabi Residents Office provides property-based qualification requiring investments or real estate worth at least AED 1,000,000. Alternative routes include savings of AED 1 million or a fixed annual income of AED 240,000.​

For property in Abu Dhabi, the purchasing or market value must be at least AED 1,000,000, with valuation performed by the Department of Municipalities and Transport. For mortgaged property, at least AED 1,000,000 must have been paid to release the mortgage from the total value at the time of application.​

You must submit a real estate unit value certificate and search certificate showing the property meets the minimum value and is not subject to judicial seizure.​

Side-by-Side Comparison: Which Visa Suits Your Situation?

1. When Each Route Makes Sense

Choose the Golden Visa if you’re purchasing or own property worth AED 2 million or more, want 10-year stability with fewer renewals, plan to travel extensively and need extended absence flexibility, want to sponsor parents or adult children without age restrictions, or don’t meet the 55+ age requirement but have the investment capital.

Choose the retirement visa if your property investment is between AED 1 million and AED 2 million, you’re 55 or older and meet age eligibility, a 5-year renewable visa meets your residency planning needs, you want lower upfront costs (roughly AED 3,000 less than the Golden Visa), or you qualify through alternative routes (savings or income) alongside property.

2. Switching Between Categories

Government portals do not describe an automatic “upgrade” path from a retirement visa to a Golden Visa. If you initially obtain a 5-year retirement residence based on AED 1 million property, then later purchase additional property bringing your total to AED 2 million, you would make a fresh application under the Golden Visa investor category through ICP or emirate authorities.​

Required Documents and Application Process

1. Essential Documentation

Standard documents from DLD and ADRO include:​

• Valid passport (minimum 6 months validity)
• Title deed or e-title certificate from the land department
• Personal photograph meeting ICP specifications
• Existing Emirates ID or residence permit (if currently residing in UAE)
• Property valuation certificate (if required by your emirate)
• Health insurance valid in the UAE

For mortgaged properties:​

• Bank no-objection certificate indicating paid amounts
• Bank letter confirming no objection to issuing residence permit on the property
• Mortgage statement showing outstanding balance
• For Dubai retirement visa: Bank letter stating deposit cannot be released for 3 years​

2. Medical Fitness and Health Insurance

Valid health insurance coverage in the UAE is mandatory for all residence visa categories. 

All applicants must complete medical fitness tests at approved medical centers (DHA in Dubai, EHS in other emirates), including a blood test screening for communicable diseases, a chest X-ray to detect tuberculosis, and a basic physical examination. The medical fitness certificate is typically processed within 2-5 days.​

Step-by-Step Application Process

For Golden Visa (10 years):​

1. Purchase and register property receiving title deed from Dubai Land Department or equivalent authority in your emirate
2. Gather required documents (title deed, passport, bank NOC if mortgaged)
3. Apply via emirate e-services through DLD service centers, ICP, or GDRFA portals
4. Complete medical fitness examination (cost: AED 700)
5. Provide biometric data for Emirates ID
6. Receive 10-year residence permit and Emirates ID (processing: 7-10 business days)

You must be inside the UAE for certain steps as stated on DLD’s official service page.​

For Retirement Visa (5 years):​

1. Confirm eligibility (age 55+, financial requirements met)
2. Obtain property documentation (title deed, valuation certificate, bank letters if mortgaged)
3. Submit via DLD (Dubai) or ADRO (Abu Dhabi)
4. Complete medical fitness examination
5. Receive 5-year renewable residence permit and Emirates ID (processing: 7-10 business days)

The visa is renewable as long as eligibility criteria continue to be met. You must maintain property ownership or continue meeting financial thresholds at renewal time.​

Total Costs in Dubai 

Golden Visa (10 years):​

• Medical examination: AED 700
• Emirates ID (10 years): AED 1,153
• Residency permit (10 years): AED 2,856.75
• Dubai Land Department fees: AED 4,020
• Administrative fees: AED 1,155
• Total: AED 9,884.75

Retirement Visa (5 years):​

• Medical examination: AED 700
• Emirates ID (5 years): AED 653
• Residency permit (5 years): AED 2,456.75
• Dubai Land Department fees: AED 2,020
• Administrative fees: AED 1,155
• Total: AED 6,984.75

Family sponsorship costs approximately AED 4,968.50 per person for 5 years or AED 5,774.50 for 10 years, plus a sponsorship file opening fee of AED 318.75.​

Also Read: UAE Golden Visa Property Purchase Rules for Joint Business Owners

Important Updates and Verification

Recent regulatory changes include:​

• Dubai eliminated the AED 1 million minimum down payment requirement for mortgaged Golden Visa properties in 2024. Now you only need to show the total property value meets AED 2 million, regardless of equity paid (though a bank NOC is still required).​
• Off-plan properties now qualify for Golden Visa applications, whereas previously only completed properties with title deeds were accepted.​
• Market value evaluations are now accepted in Dubai for completed properties, not just the purchase price listed on title deeds. This benefits long-term property owners whose assets have appreciated.​

Frequently Asked Questions

1. What is the minimum property investment required for a Golden Visa?

According to ICP, GDRFA Dubai, and Dubai Land Department, you need property with a total value of at least AED 2 million with documented ownership. This can be one property or multiple properties combined.​

2. What is the minimum property value for a 5-year retirement residence?

Both the Dubai Land Department and the Abu Dhabi Residents Office require property worth at least AED 1,000,000. For mortgaged properties, you must have paid at least AED 1 million toward the property value.​

3. Can I use a mortgaged property to qualify?

Yes, mortgaged properties are acceptable for both the Golden Visa and retirement visa categories. For the Golden Visa, your bank must provide a no-objection certificate. For retirement visas in Dubai, you need proof that AED 1 million has been paid, plus a bank letter stating the deposit cannot be released for three years.​

4. Can I stay outside the UAE for more than six months on a Golden Visa?

Yes. Golden Visa holders are permitted to stay outside the UAE for more than six months without automatic visa cancellation. This is a key advantage over standard residence visas.​

5. Who in my family can I sponsor?

For the Golden Visa, you can sponsor your spouse, children of any age (no upper limit), and parents. You can also sponsor domestic workers. For the retirement residence, you can sponsor your spouse and children, subject to standard residency rules.​

6. What happens if I sell my property after getting the visa?

Property ownership must be maintained to keep visa validity. For Golden Visa holders, if you sell the qualifying property, you typically have 30 days to link your visa to a new qualifying property or your visa may be cancelled. For retirement visas, you must continue meeting eligibility criteria at renewal time.​

7. Can my spouse and I both get Golden Visas from one property?

If your jointly owned property has a total value of at least AED 4 million (meaning each spouse’s share is AED 2 million), both can apply for separate Golden Visas. If the jointly owned property is worth less than AED 4 million, only one spouse qualifies as the primary applicant and must sponsor the other.​

Why Senior Property Buyers Choose JSB Incorporation

UAE visa regulations, property documentation, and emirate-specific requirements can be overwhelming, especially when coordinating from overseas. Many senior investors lose valuable time and encounter costly mistakes when attempting the process alone.

How JSB helps senior property buyers:

• Eligibility assessment: We review your property ownership, financial situation, and goals to determine whether a Golden Visa or retirement visa is optimal for your circumstances.
• Document preparation: We ensure all property documentation, bank letters, valuations, and personal documents meet government requirements before submission.
• Government liaison: Our PRO services team manages submissions to DLD, GDRFA, ICP, and ADRO on your behalf, eliminating multiple government office visits​.
• Medical and biometric coordination: We schedule and coordinate medical fitness examinations and Emirates ID registration at approved centers.
• Family sponsorship: We handle spouse, children, and parent sponsorship applications with complete documentation.
• Post-approval support: Ongoing assistance with visa renewals, Emirates ID updates, and amendments to your residency status​.

JSB’s comprehensive support includes business bank account opening, tax compliance, and legal services beyond visa processing. For senior investors planning their UAE residency, this end-to-end approach ensures your property investment translates smoothly into approved long-term residency.​

Ready to secure your UAE residency through property investment? Contact JSB Incorporation today for a personalized eligibility assessment and let our experts guide you through every step of your Golden Visa or retirement visa application.

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