Key Highlights

• The UAE Golden Visa for property investors lasts 10 years and renews indefinitely with continuous AED 2 million+ property ownership.
• You can combine multiple properties to meet the AED 2 million threshold, and mortgaged properties qualify in both Dubai and Abu Dhabi. 
• Selling your Golden Visa-linked property without reinvesting triggers cancellation, but you get a 30-day grace period to purchase another qualifying property. 
• Adult children of any age who are unmarried and financially dependent qualify for sponsorship. 

You’ve been eyeing that AED 2.5 million apartment in Business Bay. The numbers work. The location is perfect. But here’s what’s really driving your decision: the promise of a 10-year Golden Visa that comes with it.

Except you’re not entirely sure if it’s actually 10 years. You’ve read 5 years on one government website, 10 years on another, and renewable indefinitely on a third. If you’re about to drop over half a million dollars on a property, you need absolute clarity on what you’re getting. Not vague promises. Not conflicting information. The exact duration, the renewal process, and what happens if your circumstances change.

Here’s your answer: The UAE Golden Visa for property investors lasts 10 years and is renewable indefinitely, provided you maintain qualifying property ownership of AED 2 million or more. The official portal confirms the Golden Visa is a 10-year residency visa for property owners, those investing significant capital in the UAE, or entrepreneurs. Both Dubai and Abu Dhabi issue 10-year visas to property investors who meet the AED 2 million threshold.

However, this creates confusion because both official federal portals (u.ae and icp.gov.ae) and the Federal Authority for Identity, Citizenship, Customs, and Port Security classify real estate investors under 5-year Golden Visas.

This represents a gap between federal classification and emirate-level implementation. When you apply through the Dubai Land Department or Abu Dhabi Residents Office, you receive a 10-year renewable visa in practice. The federal classification states 5 years for real estate investors, but Dubai and Abu Dhabi issue 10-year visas to property investors who meet the AED 2 million threshold.

This guide walks you through the duration breakdown, eligibility requirements, what happens if you sell your property, renewal procedures, and the key differences between Dubai and Abu Dhabi.

Keep reading the article to learn more. 

Disclaimer: Golden Visa fees vary by emirate and service center. Total costs for a 10-year property investor Golden Visa in Dubai are just estimates. Always verify current pricing or visa duration directly with the relevant UAE government authority before planning your budget, as government fees are subject to change.

Visa Duration Breakdown: 10-Year, 5-Year, and 2-Year Tiers

Not all property-based visas in the UAE are Golden Visas. The term gets thrown around loosely, but there are distinct tiers based on your investment level.

The 2-year visa at AED 750,000 is not a Golden Visa. It’s a standard investor residence visa. This distinction matters because investors often confuse the two and assume they’re getting Golden Visa benefits when they’re not.

The 5-year senior tier for retirees aged 55 and above requires AED 1 million in property investment. The Invest in Dubai portal states you can start your next chapter and make the most of your freedom in one of the world’s most connected, dynamic, and safest cities with Dubai’s Golden Retirement Visa. 

The Abu Dhabi Residents Office confirms this 5-year retirement visa option for individuals who own one or more real estate properties in the UAE, where the purchasing or market value is not less than AED 1 million.

The 10-year Golden Visa is the flagship tier. Sources confirm the Golden Visa is a 10-year residency visa for property owners. Dubai Land Department’s official service page for Golden Visa applications states the service allows the real estate investor owning a property the purchase value of which is equal to or more than AED 2 million at the time of purchase to apply for a 10-year residency.

Eligibility: What Qualifies as AED 2 Million in Property?

This is where most confusion starts. You need AED 2 million in property, but what exactly counts? Can you combine multiple properties? What about joint ownership with your spouse? Does a mortgaged property qualify?

1. Single or Multiple Properties

You can combine the total investment value across multiple properties to meet the AED 2 million threshold. The Dubai Land Department has clearly stated the total value matters, not the number of properties. 

You could own two AED 1 million studios, one AED 1.2 million unit, and one AED 900,000 unit, or any combination that totals AED 2 million or more. Dubai Land Department explicitly accepts multiple properties under the applicant’s name.

2. Joint Ownership Between Spouses

If you and your spouse jointly own a property worth AED 4 million on a 50/50 basis, each person’s share is AED 2 million. Both of you can independently apply for Golden Visas. 

However, if the total property value is less than AED 4 million, only one spouse qualifies and sponsors the other. The standard requirement is AED 2 million per person. When two people buy a property together, the investment is split equally for visa eligibility purposes.

3. Dubai vs Other Emirates: Value vs Paid-Up Amount

In Dubai, equity and value-based rules apply. In certain other emirates, the actual cash paid to the developer or seller must independently hit AED 2 million. 

Holding a mortgage or payment plan alone isn’t enough in those jurisdictions. For joint owners in certain jurisdictions, holding a mortgage or a payment plan isn’t enough. The cash equity for each person must hit the AED 2 million mark.

4. Property Must Be Freehold

Only freehold property qualifies. Leasehold properties do not meet the requirement. This limits your options to designated freehold zones across the UAE.

5. Registration Required

Your property must be registered with the relevant land department in your name. For Dubai, that’s the Dubai Land Department. For Abu Dhabi, it’s the Department of Municipalities and Transport. 

The Federal Authority for Identity, Citizenship, Customs, and Port Security requires a letter from the Real Estate Registration Department proving ownership of one or more properties valued at AED 2 million.

Can You Get a Golden Visa with a Mortgaged or Off-Plan Property?

You don’t need to pay cash for the entire property. Both mortgaged and off-plan properties can qualify, but the requirements differ between Dubai and Abu Dhabi.

1. Mortgaged Properties

Mortgaged properties are fully accepted in both Dubai and Abu Dhabi.

In Dubai, you need a bank no objection certificate confirming the property value and mortgage status. Official documentation states that in case the property is purchased through a developer or bank mortgage, a statement of account from the developer or bank’s NOC is required to proceed with the residence visa application.

In Abu Dhabi, your equity must be at least AED 2 million. This means the property value minus the outstanding mortgage must equal or exceed AED 2 million. The Abu Dhabi Residents Office states mortgages through national banks are permitted for real estate properties worth more than AED 2 million. The value of the investor’s capital needs to be at least AED 2 million. For instance, if a property is worth AED 5 million, the outstanding mortgage principal cannot exceed AED 3 million.

Abu Dhabi also requires a tax return form showing at least AED 250,000 in settled taxes for the two years preceding your visa application. This requirement applies specifically to mortgaged properties.

2. Off-Plan Properties

Off-plan properties are accepted with proof of payments made to the developer. In Dubai, your sale and purchase agreement along with the developer NOC may suffice. 

In Abu Dhabi, you must provide evidence that at least AED 2 million in payments have been made to the developer, plus a purchase agreement from an approved developer. Completion requirements vary by emirate—verify with the relevant land department.

This flexibility opens Golden Visa eligibility to investors who are still in payment plans with developers, provided they’ve met the minimum payment threshold.

What Happens If You Sell Your Golden Visa-Linked Property?

This is the highest-anxiety question for existing visa holders. Your Golden Visa is conditional on continuous ownership of qualifying property. Selling without reinvesting triggers visa cancellation.

The land department system automatically detects ownership transfer and flags the visa for review. This is not a manual process. You typically have a 30-day grace period to reinvest in another AED 2 million or more property or transition to another visa category.

Three Options After Selling

• Purchase another qualifying property within the grace period. If you buy another property worth AED 2 million or more within 30 days, your visa transfers seamlessly to the new property.
• Transition to another eligible visa category. You can switch to an employment visa, entrepreneur visa, or another Golden Visa pathway if you qualify under different criteria.
• Take no action. If you don’t reinvest or transition, your visa is cancelled, your Emirates ID becomes inactive, and all sponsored dependents lose residency.

Holding Period Requirements

Dubai has no mandatory minimum holding period. You can sell at any time, provided you maintain continuous qualifying ownership through another property.

Abu Dhabi commonly requires a 2-year minimum holding period after Golden Visa issuance, though this should be verified directly with the Abu Dhabi Residents Office before finalizing your investment strategy. This is an important planning consideration if you’re investing in Abu Dhabi property specifically for visa purposes.

Golden Visa Renewal: What Happens After 10 Years?

Your Golden Visa is renewable indefinitely as long as you continue to meet the original eligibility criteria. The Federal Authority for Identity, Citizenship, Customs, and Port Security confirms the Golden Residency offers long-term residency in the UAE, ranging from five to ten years and no need for a sponsor. You remain self-sponsored throughout.

Key Renewal Conditions

• Maintain ownership of property valued at AED 2 million or more at the time of renewal
• Valid passport with six months or more validity
• Updated property documentation such as title deed or bank NOC
• Health insurance for you and your dependents
• Medical fitness certificate
• Clean legal record with no unresolved immigration violations or outstanding fines

Renewal is processed through the same golden residence permit service with the General Directorate of Residency and Foreigners Affairs in Dubai. You should start renewal documentation six months before your visa expiry to avoid any gaps in status.

Disclaimer: Government fees are subject to change. Always verify current pricing directly with the Dubai Land Department or Abu Dhabi Residents Office before planning your renewal budget.

Dubai vs Abu Dhabi: Key Differences for Property Investors

Both emirates offer 10-year Golden Visas for property investors, but the application requirements and processes differ in important ways.

The tax requirement in Abu Dhabi applies specifically to mortgaged properties. If you own the property outright without a mortgage, this requirement does not apply. The AED 250,000 threshold refers to taxes settled over the two years preceding your application, not annual tax liability.

Family Sponsorship Under the Property Investor Golden Visa

Your Golden Visa extends to your immediate family members. Here’s who qualifies and under what conditions.

1. Spouse

Your spouse is sponsored under your Golden Visa. No separate visa is needed. The sponsorship is tied to your legal marriage status. The Federal Authority for Identity, Citizenship, Customs, and Port Security confirms you have the ability to issue residency permits for your spouse and children, ensuring full family stability.

2. Children of Any Age

Adult unmarried children who are completely financially dependent on you can be sponsored regardless of age. A 25-year-old, 28-year-old, or even 35-year-old child can qualify if they are single and financially dependent. They must declare this dependency through proper documentation. The dependent must be single, not married, and completely dependent on the primary applicant financially.

3. Parents

You can sponsor your parents with documented financial dependency. You need to provide proof of sole sponsorship, meaning you’re the only one financially responsible for them. This applies whether your parents are widowed, separated, or still married. All dependency factors must be documented properly through the visa application. Medical insurance for both parents is required.

4. Domestic Staff

Helpers and drivers are eligible for visa sponsorship under your Golden Visa.

5. No Six-Month Re-Entry Rule

Unlike standard residence visas, Golden Visa holders do not need to enter the UAE every six months to maintain status. This is a significant advantage for investors who travel frequently or maintain residences in multiple countries.

6. Impact of Divorce on Visa Status

If you divorce, your dependent spouse’s visa is tied to the legal marriage. Post-divorce, your spouse must pursue independent residency through employment, investment, or another visa pathway. Unless the spouse is able to declare legal marriage status, they may not be able to hold the dependent Golden Visa.

Children’s visas are protected based on custody arrangements. If the mother has custody, children remain on her visa sponsorship. If the father has custody, children remain on his visa sponsorship. In both cases, whether the mother or father is the primary applicant, children are able to sustain their visa.

Frequently Asked Questions

1. Is the Golden Visa for property investors 5 years or 10 years?

The federal classification on icp.gov.ae and u.ae states 5 years for real estate investors. However, Dubai and Abu Dhabi both issue 10-year visas in practice. When you apply through the Dubai Land Department or Abu Dhabi Residents Office, you receive a 10-year renewable visa. Invest in Dubai confirms the Golden Visa is a 10-year residency visa for property owners.

2. Can I combine multiple properties to reach AED 2 million?

Yes. Dubai Land Department accepts combined property values. The total investment value matters, not the number of properties. Official documentation confirms multiple properties will be accepted under the applicant’s name. You could own two AED 1.2 million units or three smaller properties totaling AED 2 million.

3. What happens if my property value drops below AED 2 million?

The purchase value at registration matters, not the fluctuating market price. Once your property is registered at AED 2 million or above, your visa remains valid even if market conditions change.

4. Do I need to live in the UAE to keep my Golden Visa?

Golden Visa holders have greater flexibility than standard residence visa holders and do not need to enter every six months. However, you should maintain periodic entry to the UAE to keep your visa active. Check with GDRFA or ICP for the current specific re-entry timeframe requirements. 

5. Can I get a Golden Visa for an off-plan property that isn’t completed yet?

Yes. Construction completion is no longer required. You need a developer NOC and proof of AED 2 million in payments made to the developer. Both Dubai and Abu Dhabi accept off-plan properties under these conditions.

6. What is the minimum salary for a property-based Golden Visa?

There is no salary requirement for property investor Golden Visas. The AED 30,000 monthly salary threshold applies only to employment-based Golden Visas. If you’re investing AED 2 million in property, your income level is not a qualifying factor.

7. Can I sponsor my parents on my Golden Visa?

Yes, with documented financial dependency. You must show that you provide their primary financial support. Medical insurance is mandatory for both parents. The application requires proof of the relationship and support structure.

Final Words 

Your AED 2 million property investment unlocks more than just real estate. It opens a decade of stability in one of the world’s fastest-growing economies.

The process is straightforward when you have the right documentation and understand the requirements. Dubai and Abu Dhabi both offer streamlined application channels through their official portals. The key is ensuring your property meets the AED 2 million threshold, is registered in your name, and is freehold, not leasehold.

Ready to secure your 10-year Golden Visa through property investment? 

JSB Incorporation has guided hundreds of investors through the Golden Visa application process in Dubai and Abu Dhabi. We handle property verification, document preparation, bank NOC coordination, and full application submission. 

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

Also Read: 

How to Check Your Golden Visa Status Online in the UAE

Golden Visa Rules for Senior Citizens Buying Property: All You Need to Know

Can Golden Visa Holders Work Without Sponsorship? UAE Rules Explained

UAE Golden Visa Property Purchase Rules for Joint Business Owners

Can You Transfer Your UAE Golden Visa to Another Passport? Your Complete Guide

UAE Golden Visa Rules You Didn’t Know: Business-Owner Edition