Key Highlights

• AED 2 million property investment = 10-year Golden Visa with 7-10 day processing—no lottery, no uncertainty, just straightforward long-term residency.
• 0% personal income tax, 0% capital gains, plus 6-11% rental yields in Dubai—keep 100% of your earnings while your property appreciates.
• China’s investment flow into the UAE reached US$1.78 billion (approx. AED 6.54 billion) in 2023.
• Over 15,000 Chinese companies were operating in the UAE markets. The Dubai Multi Commodities Centre (DMCC) specifically announced in October 2025 that it hosts more than 1,000 Chinese companies.

You’re sitting in your Shanghai office, watching the clock tick past midnight again. Your H-1B visa application just got rejected for the third time, and you’re exhausted from the uncertainty. Meanwhile, your business partner just secured a 10-year UAE Golden Visa in weeks—no lottery system, no quotas, just a straightforward path to long-term residency.

You’re not alone in this frustration. With H-1B denial rates at approximately 2.8% in 2024 and 2.1% in 2023, the program’s unpredictability stems from political shifts and policy changes. 

Yet these relatively low current denial rates contrast sharply with historical peaks of 24% in 2019 and 24% in 2018. The UAE Golden Visa program has emerged as a compelling alternative, offering certainty where other immigration pathways provide uncertainty. 

Here’s everything you need to know about securing your UAE Golden visa.

Disclaimer: This guide provides general information only. Visa requirements, fees, and procedures are subject to change. Always verify current requirements with the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) or relevant emirate authorities before making decisions. Property investments and business ventures carry inherent risks. Consult with qualified legal, tax, and financial advisors for personalized guidance suited to your specific circumstances.

Why Chinese Investors Are Choosing the UAE Golden Visa

Chinese and Hong Kong buyers contributed AED 1.7 billion to real estate sales in Abu Dhabi during the first half of 2025 (H1 2025), according to Aldar’s official financial reports.

This followed AED 1.5 billion in total sales to Chinese and Hong Kong investors during the full year 2024, which also came from Aldar’s figures.

Total foreign direct investment (FDI) transactions in Abu Dhabi real estate, which includes buyers from other countries, reached AED 3.38 billion in the first half of 2025.

Bilateral trade between China and the UAE exceeded USD 100 billion in 2024, positioning the UAE as China’s second-largest trading partner. This economic partnership creates natural synergies for Chinese entrepreneurs expanding across the Middle East.

What makes the Golden Visa attractive:

The Golden Visa offers what many Chinese investors desperately need: stability without uncertainty. Unlike the H-1B visa lottery with its unpredictable approval timelines, the Golden Visa provides a clear, transparent route to long-term residency.

Understanding the UAE Golden Visa: Fundamentals for Chinese Investors

The UAE Golden Visa is a long-term residence visa enabling foreign nationals to live, work, or study in the UAE without requiring a sponsor. Here’s what distinguishes it from traditional residency options:

Validity: Your Golden Visa remains valid for either 5 or 10 years, depending on your eligibility category, and is fully renewable.

No sponsor requirement: You maintain complete independence. Your residency isn’t tied to an employer or property owner, giving you freedom to change jobs or pursue different opportunities without risking your visa status.

Extended absence permission: You can remain abroad for extended periods without losing residency validity—a significant advantage over standard UAE residence visas that expire after six months of absence.

Family inclusion: You can sponsor your spouse and children (sons up to age 25, unmarried daughters with no age limit), plus parents and unlimited domestic helpers.

Family protection: If you pass away, family members can remain in the UAE until the permit’s expiry date, ensuring their continued security and stability.

These benefits create a foundation for genuine long-term planning, allowing you to build businesses and invest strategically.

Investment Pathways: Which Route Aligns with Your Goals?

The UAE offers three primary investment pathways for Golden Visa eligibility. Let’s examine each with transparent requirements and real-world context.

1. Real Estate Investment: The Most Popular Route

Approximately 90% of Golden Visa applicants choose the real estate pathway, and for good reason. It provides a tangible asset with appreciation potential alongside residency benefits.

Minimum investment: AED 2,000,000 (approximately USD 545,000) in one or more properties.

Property requirements:

• Properties must be wholly owned by you
• Mortgaged properties are accepted if financed through UAE national or local banks. Your capital contribution must reach at least AED 2,000,000
• Freehold properties available in designated areas: Downtown Dubai, Dubai Marina, Business Bay, Palm Jumeirah, Jumeirah Village Circle, and others

Off-Plan Properties: Both ready and off-plan properties (under construction) qualify for the Golden Visa.

For Completed Properties: The UAE removed the previous minimum down payment requirement. Investors can now apply based on a total property value of AED 2 million or more, regardless of payment stage.

For Off-Plan Properties: Different rules apply. While total property value must be AED 2 million or more, investors must provide either a down payment of at least 50% of the property value OR a bank guarantee for the outstanding balance. Additionally, the property must be at least 50% complete at the time of application.

Visa duration: 10 years (with automatic renewal if eligibility criteria continue to be met). 

Property retention requirement: Abu Dhabi mandates retention for at least 2 years after Golden Visa issuance. Dubai offers more flexibility but maintains visa linkage to property ownership. Selling your qualifying property without reinvestment may result in visa cancellation.

Required documentation:

• Letter from the land department of your emirate confirming ownership
• Property value certificate from Dubai Land Department (Dubai properties)
• Purchase agreement registered with Department of Municipalities and Transport (Abu Dhabi properties)
• Bank NOC (No Objection Certificate) for mortgaged properties indicating paid amount

Real-world rental yields: Dubai delivers attractive returns. Rental yields range from 6% to 11% depending on location. Jumeirah Village Circle (JVC) delivers 7.5% to 9% gross rental yields, while Dubai Investments Park offers up to 9.44%.

Popular areas for Chinese investors: Downtown Dubai captures 50% of Chinese capital, Business Bay accounts for 28%, and Dubai Marina plus Palm Jumeirah collectively represent 22%.

Investment costs beyond purchase price:

• Dubai Land Department (DLD) transfer fee: 4% of property value
• Registration fee: AED 2,000 plus 5% VAT (properties below AED 500,000) or AED 4,000 plus 5% VAT (properties above AED 500,000)
• Agency fee: Typically 2% of purchase price plus 5% VAT
• Mortgage registration fee: 0.25% of loan amount plus AED 290
• Annual service charges: AED 3 to AED 30+ per square foot, depending on property type and location

Disclaimer: Property prices and fees vary significantly. Always verify current pricing with the Dubai Land Department or relevant emirate authorities before making investment decisions.

2. Special Category: Retirement Visa for Investors 55+

Chinese investors aged 55 and older have a distinct pathway offering more flexible investment options.

Minimum investment options: Any one of the following qualifies:

• Property ownership valued at AED 1,000,000 (paid in full or mortgaged with AED 1,000,000 paid)
• Savings of at least AED 1,000,000
• Monthly income of AED 20,000 (or AED 15,000 in Dubai)

Visa duration: 5 years, renewable upon meeting continued eligibility criteria

Required work experience: Minimum 15 years cumulative work experience (inside or outside UAE)

Bonus benefits: This pathway often includes spousal sponsorship with the same financial requirements, making it attractive for couples planning retirement residency.

This option significantly lowers the investment threshold compared to the AED 2,000,000 standard Golden Visa, making it particularly attractive for retirees seeking affordable long-term UAE residency.

3. Public Investment: For Business-Minded Entrepreneurs

This pathway suits investors wanting to establish or expand business operations in the UAE.

Investment options:

• Deposit AED 2,000,000 in a UAE investment fund
• Deposit AED 2,000,000 in UAE national banks
• Company investment: Valid commercial or industrial license with capital not less than AED 2,000,000
• Tax payment route: Pay AED 250,000 annually to the government for two consecutive years

Visa duration: 10 years

Required documentation:

• Letter from accredited investment fund stating deposit amount
• Valid trade license with memorandum of association showing capital
• Letter from Federal Tax Authority confirming annual tax payment (if applicable)
• Certified financial report from accredited audit firm within UAE
• Bank statement for the company
• Tax registration with receipts

Company formation costs and timeline:

• Free zone setup: AED 12,500 to AED 35,000
• Mainland license fees: AED 10,000 to AED 30,000, plus office rent from AED 15,000 to AED 60,000 annually
• Incorporation timeline: 3 to 10 working days
• Bank minimum balance: AED 10,000 to AED 500,000 depending on bank
• Corporate bank account opening: 2 to 8 weeks

4. Entrepreneurship: For Innovation-Driven Ventures

This category targets entrepreneurs with innovative, technology-driven business concepts.

Requirements:

• Economic project of technical or future nature based on risk and innovation
• Minimum project value: AED 500,000
• Owner or partner of pilot project registered in UAE generating annual revenues of at least AED 1,000,000
• OR: Approved by business incubator to establish proposed activity
• OR: Founder of previous pilot projects sold for total value of at least AED 7,000,000

Visa duration: 5 years

Required approvals:

• Letter from UAE auditor confirming project value
• Letter from emirate authorities confirming project is technical/future nature
• Approval from accredited business incubator
• Submitted through: AREA 2071 (Dubai) or HUB71 (Abu Dhabi)
• Letter from Dubai Future Authority for Dubai applicants

5. Professional Pathways: Non-Investment Routes

The UAE also includes professional categories that don’t require capital investment.

Skilled Professionals:

• Employment in UAE required at Level 1 (Managers/Executives) or Level 2 (Professionals: scientists, engineers, health, education, business, IT, law)
• Minimum bachelor’s degree
• Minimum monthly salary: AED 30,000
• Valid practicing license if required
• 6-month bank statement confirming salary
• Visa duration: 10 years

Outstanding Specialized Talents:

• Categories: Doctors, scientists, inventors, creative professionals, executive directors, athletes, engineering specialists, PhD holders
• Requirements vary by category with specific approval letters from UAE authorities
• Visa duration: 10 years

Outstanding Students:

• High school students: 95% minimum grade → 5-year visa
• UAE university students: GPA 3.5+ (A-class) or 3.8+ (B-class) → 10-year visa
• International top 100 university students: GPA 3.5+, graduated within 2 years → 10-year visa

Universal Application Requirements: Non-Negotiable Documents

Regardless of your eligibility category, you’ll need these mandatory documents:

Required for all applicants:

• Valid passport (minimum 6 months validity)
• Personal photograph with white background
• Valid health insurance (not less than one year, renewable)
• Proof of housing in UAE (property ownership or rental contract)
• Medical fitness report

Category-specific documents: Additional requirements depend on your specific eligibility pathway as detailed in the investment and professional sections above.

Health Insurance: A Mandatory, Non-Negotiable Requirement

You cannot obtain a UAE Golden Visa without valid health insurance. It’s a legal requirement. All residents, including Golden Visa holders, must maintain active medical insurance throughout residency.

Cost range: Starting from approximately AED 320 annually (approximately USD 87) for the Basic Health Insurance Scheme, with comprehensive plans ranging from AED 3,545 to AED 45,658+ annually.

Basic Health Insurance Scheme (AED 320 annually):

• Meets minimum legal requirements
• Covers inpatient and emergency care
• Limited provider network: 7 hospitals, 46 clinics, 45 pharmacies
• Includes co-payments (20% inpatient up to AED 500; 25% outpatient up to AED 100)
• Valid for two years

Comprehensive coverage options:

• Enhanced provider network across UAE
• Lower or no co-payments
• Additional benefits: dental, optical, maternity
• International emergency coverage
• Annual costs: AED 3,545 to AED 45,658+ depending on age and coverage level

Emirate-specific requirements:

• Dubai: All residents must have at least Basic Health Insurance Plan
• Abu Dhabi: Mandatory health insurance with equivalent minimum standards

Important notes:

• International health policies from your home country are generally not accepted—you must obtain UAE-approved insurance
• Health insurance is annual, requiring yearly renewal even if your Golden Visa is valid for 5-10 years
• All family members you sponsor must also have valid health insurance

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

Step-by-Step Application Process: From Documentation to Approval

Step 1: Determine Your Eligibility

Conduct a thorough eligibility assessment identifying which category you qualify for. Review investment thresholds, professional requirements, or student criteria carefully.

Step 2: Gather Required Documents

Prepare all necessary documentation based on your specific category. Meticulous preparation prevents delays.

Universal documents (all categories):

• Valid passport (minimum 6 months validity)
• Personal photograph (white background, recent)
• Valid UAE health insurance (at least one year validity)
• Proof of housing in UAE
• Medical fitness report

Category-specific documents: See investment and professional sections above for complete lists.

Critical: Chinese Document Attestation

For documents issued in China, you must follow this exact sequence:

1. Notarization in China: Visit local notary public
2. Chinese Ministry of Foreign Affairs Authentication: Official authentication office verifies notary signature and seal
3. UAE Embassy/Consulate in China attestation: Submit documents to UAE Embassy or Consulate in China
4. UAE MOFA attestation: Final attestation at UAE Ministry of Foreign Affairs after entering UAE

Timeline: The complete attestation process typically takes 1 to 4 weeks depending on document type. Educational and personal documents usually require 1 to 3 weeks, commercial documents may take 1 to 4 weeks, and UAE MOFA attestation adds 10-12 working days.

Cost: MOFA attestation fees are AED 150 (Ministry of Foreign Affairs) plus AED 150 (UAE Embassy attestation in China).

Language requirement: All documents must be in English or Arabic. Official translation is required for Chinese documents.

Step 3: Choose Your Application Channel

The UAE offers multiple official channels:

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

• Website
• ICP UAE Smart App (Google Play and App Store)

Dubai-specific channels:

• GDRFA Dubai
• Dubai Land Department 
• AMER Service Centers: In-person application

Abu Dhabi-specific channels:

• TAMM platform
• Abu Dhabi Residents Office web app

UAE Embassies/Consulates abroad: You can initiate applications from China through UAE diplomatic missions

Step 4: Submit Application and Pay Fees

Application steps:

1. Log in using UAE Pass or create a username.
2. Search for Golden Visa service
3. Fill in application data accurately
4. Upload all required documents
5. Pay service fees electronically

If applying from outside the UAE:

• Apply for entry permit first (6-month multiple-entry visa)
• Entry permit fees: AED 100 application fee plus AED 500 issuance fee
• Valid health insurance within the UAE is required
• After entering UAE, complete Golden Visa application through ICP or relevant emirate authority

Step 5: Complete Medical and Security Checks

After initial submission:

• Complete medical fitness test at approved UAE health center
• Submit a police clearance certificate issued in the UAE.
• Biometric data collection for Emirates ID

Step 6: Track Application Status

Online tracking methods:

• ICP website
• ICP UAE Smart App
• GDRFA Dubai portal (for Dubai applications)

Notification methods:

• SMS confirmation upon successful submission
• Email regarding application status
• 30-day period provided if documents are missing

Step 7: Receive Approval and Complete Final Procedures

Upon approval:

• Approval notification sent via SMS and email
• Pay final visa fees
• Collect Emirates ID
• Receive residence permit via email

Processing timeline: The Dubai Land Department states 7-10 business days for the real estate investor Golden Visa. Overall, applications typically take 2 to 8 weeks depending on the category and documentation completeness.

Complete Cost Breakdown for the UAE Golden Visa 

Understanding the complete fee structure helps you budget accurately.

1. Dubai Land Department Fees (10-Year Real Estate Investor Residency)

2. Additional GDRFA Dubai Fees

Important note: The Issuance fee increases by AED 100 annually when residency exceeds two years.

3. ICP Entry Permit Fees (For Applicants Outside UAE)

4. Property Transaction Costs (Real Estate Investors)

Value-Added Tax (VAT): 5% VAT applies to relevant services and fees.

Disclaimer: Fees listed are just estimates. Rates may change. Always verify current fees with the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) or relevant emirate authority before proceeding.

Do You Know These Family Sponsorship Benefits? 

One of the Golden Visa’s most valuable features is comprehensive family sponsorship with no age restrictions on children.

Eligible family members:

• Spouse
• Sons up to age 25 (extended from previous 18-year limit)
• Unmarried daughters (no age limit)
• Parents (both yours and your spouse’s)
• Unlimited domestic helpers

Family sponsorship requirements:

• Proof of kinship: Attested marriage contract for spouse, children’s birth certificates
• Valid health insurance for all family members
• Marriage continuity certificate when sponsoring spouse

Key advantage: Dependents receive residency matching the primary Golden Visa holder’s duration. If you have a 10-year Golden Visa, your family members receive 10-year residency as well.

Family protection provision: If the primary Golden Visa holder passes away, family members can stay in the UAE until permit expiry, ensuring their continued security.

For Chinese families: This provision enables children to access international education while maintaining family stability. The UAE hosts many international schools with globally recognized curricula.

How to Maintain Your Golden Visa in the UAE? 

Your Golden Visa is renewable, but you must continue meeting eligibility criteria.

General renewal requirements:

• Valid passport (minimum 6 months validity)
• Personal photograph
• Medical fitness report
• Valid health insurance
• Proof of housing in UAE

Category-specific renewal documentation:

For real estate investors:

• Municipality certificate confirming continued property ownership
• Property value certificate or updated valuation from competent authority
• Bank certificate proving monthly income or proof of financial solvency throughout residence period

For business investors:

• Valid trade license
• Documentation showing company capital requirements continue to be met
• Tax obligation fulfillment proof (if applicable)

Renewal timeline: Submit renewal application well before expiry. Processing typically takes several weeks to a few months.

Renewal fees: Approximately AED 5,000 to AED 10,000.

UAE Tax Environment: What Chinese Investors Need to Know

The UAE’s favorable tax structure is a key attraction, though recent changes require understanding.

Corporate tax (effective since June 2023):

• 0% tax rate on net profits up to AED 375,000 annually
• 9% tax rate on profits exceeding AED 375,000
• Qualifying Free Zone Persons (QFZPs) can maintain 0% corporate tax if they meet Federal Tax Authority conditions
• Personal income tax: 0%
• Capital gains tax: 0%
• Property tax: 0%
• Inheritance tax: 0%

Registration requirements:

• Freelancers and individuals earning over AED 1 million annually from business activities must register for corporate tax
• New companies must register within 3 months of incorporation
• VAT registration required when taxable supplies exceed AED 375,000 in 12 months, or voluntarily at AED 187,500

Compliance considerations for Chinese investors:

• If you establish a company in UAE, you must understand transfer pricing rules and documentation requirements
• Free zone companies must ensure qualifying income requirements are met to maintain 0% corporate tax
• Failure to meet qualifying criteria in the first year can disqualify a business from tax exemption for four subsequent years

Also Read: Golden Visa Myths Busted: JSB Founder on Talk 100.3

Common Mistakes Chinese Investors Should Avoid

1. Mistake 1: Skipping Proper Market Research

Don’t rush into property investment without understanding location-specific dynamics. Dubai’s vast property landscape offers different price trends and rental potential in each neighborhood. Areas like Downtown Dubai offer prestige and appreciation, while communities like Jumeirah Village Circle offer superior rental yields.

Solution: Work with reputable real estate agents experienced with Chinese investor needs and Dubai market dynamics.

2. Mistake 2: Ignoring Legal and Regulatory Compliance

Some investors overlook essential legal steps: verifying title deeds, checking developer approvals, or understanding ownership structures.

Solution: Ensure every transaction is transparent from initial booking through handover. Verify developer credentials with the Dubai Land Department. Only purchase in designated freehold areas where foreigners can own 100%.

3. Mistake 3: Underestimating Total Costs

Many Chinese buyers focus solely on the AED 2,000,000 property threshold, overlooking additional expenses:

• Property purchase price: AED 2,000,000 minimum
• DLD transfer fee: 4% (AED 80,000 on AED 2,000,000 property)
• Registration fees: AED 2,000 to AED 4,000 + VAT
• Agency fees: Typically 2% + VAT
• Mortgage registration: 0.25% of loan amount
• Golden Visa processing: Approximately AED 10,000
• Health insurance: Starting from AED 320 annually per person

Solution: Budget for 7-8% of property value in additional fees beyond purchase price.

4. Mistake 4: Incomplete Document Attestation

Chinese document attestation requires following the correct sequence. Missing steps leads to application delays or rejections.

Solution: Start attestation early—allow 1 to 4 weeks. Work with professional attestation services familiar with China-UAE requirements.

5. Mistake 5: Choosing Wrong Banking Partners

Not all UAE banks are equally receptive to Chinese investors, and minimum balance requirements vary dramatically from AED 10,000 to AED 500,000.

Solution: Work with consultants having established banking relationships. JSB Incorporation facilitates bank account opening with favorable terms.

6. Mistake 6: Falling for Unrealistic Developer Promises

Off-plan projects sometimes face delays or don’t deliver promised specifications.

Solution: Verify developer track records with the Dubai Land Department. Focus on established developers with proven completion histories.

Frequently Asked Questions

Q1: What are the property requirements for real estate investors?

You must invest a minimum of AED 2,000,000 in one or more properties. Properties must be wholly owned, though loans from UAE local banks are permitted if your capital contribution reaches at least AED 2,000,000.

Q2: What are the requirements for business investors?

Deposit AED 2,000,000 in an investment fund or national banks, or establish a company with capital not less than AED 2,000,000, or pay AED 250,000 annually to the government for two years.

Q3: What are entrepreneur requirements?

Own an economic project of a technical/future nature valued at AED 500,000 minimum, or be the owner/partner of a pilot project generating AED 1,000,000+ annual revenue, or have previously sold pilot projects for AED 7,000,000+ total value.

Q4: Can I sponsor my family members?

Yes, you can sponsor a spouse and children regardless of their ages (sons up to 25, unmarried daughters with no age limit), plus parents and unlimited domestic helpers.

Q5: How long can I stay outside the UAE without losing my visa?

Golden Visa holders can stay outside the UAE for extended periods beyond the usual six-month limit while keeping their residence visa valid.

Q6: What happens to my family if I pass away?

Family members can stay in the UAE until the end of the permit duration.

Q7: Is health insurance mandatory?

Yes, valid health insurance is required for you and all family members throughout the residency period. The Basic Health Insurance Scheme starts at AED 320 annually.

Your Next Steps: Start Your Golden Visa Journey Today

The UAE Golden Visa represents more than just a residency permit. It’s your gateway to stability, opportunity, and growth. With Chinese investment in UAE real estate growing 28% year-over-year and bilateral trade exceeding USD 100 billion, the momentum for Chinese investors has never been stronger.

At JSB Incorporation, we’ve helped many Chinese investors navigate the Golden Visa process with transparent and end-to-end support. Whether you’re considering real estate investment, business setup, or entrepreneurship pathways, our team provides expert guidance tailored to your unique situation.

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