One of the most attractive options for long-term residency in the UAE is the UAE Golden Visa, which has quickly gained popularity. 

This program was launched in 2019 and provides investors, entrepreneurs, professionals, scientists, excellent students, and talented individuals from a variety of fields with residency for five to ten years, renewable.

Unlike regular visas, the Golden Visa does not require a local sponsor. It provides excellent stability, making it perfect for anyone looking to create a long-term future in the Emirates.

Visa applications have increased in Dubai and Abu Dhabi, particularly because of their first-rate infrastructure, excellent standard of living, and government encouragement of economic diversification and innovation.  

The Golden Visa stands out as a way of accessing opportunity and security in the center of the Middle East as the United Arab Emirates continues to establish itself as a worldwide center for talent and investment.

After all, if you are looking to secure your golden visa, continue reading to learn more about applying for the same. 

Key 2025 updates

Recent changes have further enhanced the program’s accessibility for property investors and professionals:

• Elimination of Minimum Down Payment: In the past, buyers of mortgaged properties had to make a down payment of at least AED 1 million, or 50% of the property value, to be eligible for the Golden Visa. In 2025, this requirement was eliminated. 
• Applicants are now eligible regardless of upfront payment or mortgage terms if their home is worth AED 2 million or more.
• Expanded Eligibility for Off-Plan Properties: Off-plan properties require either a 50% down payment or a bank guarantee for the remaining balance, as mandated by the Department of Municipalities and Transport (DMT). 
• Simplified Mortgage Options: Applicants for Golden Visas can now take advantage of streamlined mortgage programs offered by authorized local institutions. 

Also Read: Eligibility Criteria for Securing a Golden Visa Through Real Estate Investment in Dubai

Benefits of the UAE Golden Visa for Property Investors

• 10-Year Residency with Family Sponsorship: Golden Visa holders may sponsor spouses, children of any age, and parents, provided they submit medical clearance and proof of relationship, per ICP regulations.
• Tax Advantages: While the UAE imposes no personal income or inheritance taxes, corporate tax (9% on profits over AED 375,000) applies to businesses since 2023, per the UAE Ministry of Finance.
• Business Flexibility: Golden Visa holders have access to UAE banking services and can own enterprises in free zones. Additionally, free zones provide import and export customs duty exemptions and corporate tax exemptions (0% for eligible businesses).
• Pathway to Citizenship: Although the Golden Visa provides a route to permanent residency in the United Arab Emirates, it does not provide citizenship in and of itself. Depending on changing laws, this could eventually create chances for further residency or citizenship programs.

Eligibility Criteria for 2025

Below are the eligibility criteria specifically for real estate investments for a Golden Visa in the UAE:

Investment Thresholds

• 10-Year Visa: To qualify for a 10-year Golden Visa, investors must own property valued at AED 2 million or more in freehold zones, as confirmed by the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP).
• 5-Year Visa: This visa requires a minimum property investment of one million AED. This investment must be paid off in full or mortgaged with a minimum repayment of AED 1 million.

Property Requirements

• Freehold Zones Only: The properties must be located in freehold zones.
• Mortgage Financing: Mortgaged properties are permitted if the investor’s equity exceeds AED 2 million, per Abu Dhabi’s Golden Visa guidelines. For example, a AED 5M property with a AED 3M mortgage qualifies.
• Combining Properties: To reach the investment threshold, applicants may combine a maximum of three properties. Each property must have its own title deeds.

Also Read: What is the UAE Golden Visa? A Comprehensive Guide for Real Estate Investors

Required Documents

To apply for a Dubai golden visa, particularly for real estate investors, the following documents are typically required:

• Title Deeds: Proof of ownership of a property worth at least AED 2 million was obtained from the Dubai Land Department (DLD).
• Property Valuation Certificate: A Real Estate Unit Value Certificate issued by the Department of Municipalities and Transport (DMT) or Dubai Land Department (DLD) is mandatory, as specified in Abu Dhabi’s Golden Visa criteria. 
• Bank No Objection Certificate (NOC): If the property is mortgaged, it is necessary to list the amounts paid and those still due.
• Passport Copies: For the applicant and family members.
• Medical Clearance: It is generally required for residency applications.
• Emirates ID Application: Required for residency purposes.

Step-by-Step Application Process

Here is a detailed, step-by-step guide to applying for a golden visa in Dubai, specifically for real estate investors:

Step 1: Property Acquisition

• Select Properties in Freehold Areas: Select houses in freehold neighborhoods like Palm Jumeirah, Downtown Dubai, or Dubai Marina. These regions provide complete ownership rights and are popular with international investors.
• Ensure Compliance with Investment Thresholds: To qualify for a Golden Visa, the property must be worth at least AED 2 million.

Step 2: Valuation & Documentation

• Obtain a DLD Valuation Certificate: To verify the property’s worth, obtain a valuation certificate from the Dubai Land Department (DLD).
• Secure Bank NOC for Mortgaged Properties: Get a No Objection Certificate (NOC) from the bank if the property is mortgaged.

Step 3: Submit Application

Apply online at authorized typing centers or via the General Directorate of Residency and Foreigners Affairs (GDRFA) portal. Make sure you have all the required paperwork, such as:

• Title Deed from DLD.
• Passport copy.
• Proof of financial stability.

Step 4: Post-Approval Steps

• Complete Medical Testing: Obtain a chest X-ray and HIV blood test as mandated by UAE health legislation.
• Emirates ID Registration: To legally reside in the United Arab Emirates, you must first register for an Emirates ID.
• Visa Stamping: Within three to seven days after approval, your Golden Visa will be processed and stamped. 

Top Investment Locations in 2025 

• Downtown Dubai: Famous monuments like the Burj Khalifa and Dubai Mall may be found in downtown Dubai. It is an excellent place for investors looking for both rental income and capital appreciation because it offers high rental yields, usually between 5 and 6% for luxury units (changeable).
• Dubai Marina: Dubai Marina’s seaside lifestyle and easy access to facilities make it a popular destination for both tourists and expats. For apartments with one or two bedrooms, it provides rental yields of about 6.5% (variable), which is higher than the city average.
• Jumeirah Village Circle (JVC): JVC provides strong rental yields of about 7-8% on reasonably priced real estate possibilities. Its community-focused amenities and expanding infrastructure are contributing to its rising popularity. Note that the yields are changeable. 
• Dubai South: Dubai South, which is well-known for emphasizing innovation and sustainability, is gaining popularity due to its potential for long-term growth. It appeals to investors because it provides a balance between affordability and substantial appreciation potential.

Common Mistakes to Avoid

• Overlooking Freehold Zone Requirements: Failing to ensure that real estate investments are located in approved freehold zones. Make sure any real estate purchases fit the requirements for the UAE’s freehold zone.
• Failing to Maintain the Minimum Investment Threshold Post-Approval: Properties must be retained for at least two years after visa approval to avoid revocation, as per Dubai Land Department (DLD) policies. Make sure your investments stay at or above the required amount to prevent your visa from being canceled.
• Delaying Medical Tests or Emirates ID Applications: Failing to submit applications for Emirates IDs or medical exams on time. To prevent application process delays, schedule these steps in advance.

Also Read: The Ultimate Opportunity: UAE Offers Golden Visas to Global Content Creators

Final Word

For investors looking for long-term residency, the UAE Golden Visa 2025 procedure has been dramatically simplified, providing a more convenient and effective route. 

The program’s streamlined qualifying requirements, faster approvals, and improved benefits further establish the UAE as a global center for excellence in business, innovation, and lifestyle.

To fully take advantage of this opportunity, you are strongly advised to speak with knowledgeable professionals like JSB Incorporation. They can offer individualized advice and guarantee a seamless application process tailored to your particular investment profile.

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

FAQs

1. Can I sell my property after obtaining the Golden Visa?

You are able to sell your property, but doing so can make it less eligible for the Golden Visa. You must reinvest in another property that satisfies the AED 2 million threshold in order to keep your visa.

2. What is the processing time for the Golden Visa?

For investors, the Golden Visa processing time normally lasts between two and four weeks, though this might change based on the comprehensiveness of the application and other variables.

3. Cost Breakdown for the Golden Visa? 

Official fees include AED 2,707 for visa issuance and AED 1,153 for Emirates ID per person, as per the Federal Authority for Identity and Citizenship (ICP). Note that these fees are not fixed and tend to change based on many factors.