How to Get the UAE Golden Visa via Property (AED 2M)
The UAE Golden Visa is a long-term residency visa granted to real estate investors who purchase property exceeding the investment threshold (AED 2M for freehold off-plan, AED 1M for off-plan in designated areas, or AED 500K for specific properties). The visa is valid for 5 or 10 years without requiring employment sponsorship, making it attractive for global investors and retirees. This guide covers eligibility criteria, application process, property purchase requirements and necessary documents to secure your visa.
You'll Need
Documents & Proof
- Passport and copy
- Passport-sized photos (4x6)
- Signed SPA or purchase agreement
- Title deed or Oqood registration proof
- Bank statements (proof of funds)
- Proof of income or employment letter
- Medical fitness certificate (from approved clinic)
- Criminal record check (if required)
- Property valuation from RERA-registered appraiser
Systems & Services
- RERA (Real Estate Regulatory Authority)
- DLD Oqood system
- Golden Visa application portal (General Directorate of Residency)
- Approved medical centers
- Lawyer for visa application preparation
Step-by-Step Process
Verify Property Eligibility and Investment Threshold
Confirm the property you plan to purchase qualifies for the Golden Visa. Eligible properties include: freehold residences in approved areas (Downtown, JBH, Palm Jumeirah, Emirates Hills, Business Bay, etc.) with minimum value AED 1M–2M depending on the area. Off-plan properties in designated developments may have lower thresholds (AED 750K–1M). Consult your real estate agent or lawyer to verify your target property's eligibility and precise investment threshold.
Secure Financing or Proof of Investment Funds
Arrange financing or confirm sufficient liquid funds for the property purchase. Bank mortgages count toward the investment; typically you need 40–50% of the purchase price as a down payment or proof of funds. Submit recent bank statements (3–6 months) to the mortgage lender or visa application to demonstrate financial capacity. If mortgaging, initiate pre-approval to show the visa authority you have secured financing.
Purchase Property and Register Title at DLD
Complete the property purchase process: negotiate, sign SPA, arrange mortgage and register the property at the DLD via Oqood. You must be the registered legal owner on the title deed (Oqood registration). Co-ownership and joint titles are acceptable. Once the title deed is registered in your name, the property officially meets the Golden Visa investment requirement. Obtain copies of the registered title deed for your visa application.
Obtain Property Valuation from RERA-Registered Appraiser
Commission a property valuation from a RERA-registered real estate appraiser or bank valuation professional. The valuation report confirms the property's value meets or exceeds the Golden Visa threshold (AED 1M–2M+). Most mortgage lenders automatically provide valuations; if you're purchasing with cash, hire an independent appraiser (AED 2,000–3,500). The valuation is required by the General Directorate of Residency to verify your investment meets the requirement.
Compile Golden Visa Application Documents
Gather required documents: valid passport, 4 passport-sized photos, signed SPA and title deed copies, property valuation, recent bank statements (3–6 months), proof of income or employment letter, medical fitness certificate from an approved clinic and visa application form. If applying for a spouse or dependents, include their passports, photos and medical certificates. Some applicants require criminal record checks or police clearance; confirm with the visa authority.
Obtain Medical Fitness Certificate from Approved Clinic
Visit an approved medical center (SEHA, Thumbay, or other government-approved clinics) to undergo medical screening. The screening includes blood tests, X-ray and general health check. There is no age limit or health requirement for Golden Visa eligibility; the certificate simply confirms you are fit for residency. Medical screening costs AED 500–1,500 and takes 2–5 working days. Obtain the original certificate with the clinic's official stamp.
Submit Golden Visa Application via Visa Portal
Apply online via the General Directorate of Residency and Foreign Affairs (GDRFA) portal or submit in person at a GDRFA office (Al Baraha, Mall of the Emirates, or other branches). Upload scanned copies of all required documents and pay the application fee (typically AED 100–500). The application is processed within 10–15 working days. Some applicants receive conditional approval pending final title deed registration confirmation.
Pay Visa Issuance Fee and Receive Approval
Once the GDRFA approves your application, you will receive notification via email or SMS. Visit the GDRFA office to pay the visa issuance fee (AED 200–500 depending on visa validity: 5 or 10 years). The fee is minimal compared to the investment required. Upon payment, your Golden Visa is officially issued and you receive a visa stamp in your passport or an e-visa confirmation.
Register for Residence Visa and Obtain Emirates ID
With your Golden Visa approval, proceed to obtain a Residence Visa (if not already issued) by submitting your passport to the Immigration office or through your sponsor (if applicable). Once the residence visa is stamped, apply for an Emirates ID at any GDRFA office, typing center, or online. The Emirates ID confirms your residency status and is required for banking, utilities, vehicle registration and government services. Emirates ID issuance takes 5–10 working days.
Set Up Residency Address and Government Services
Register your property address with the GDRFA and DEWA to establish your official residency address. Update your address with banks, insurance providers and any subscriptions. You can now sponsor dependents (spouse, children) for family visas if desired. The Golden Visa enables you to live and work in the UAE without requiring employment sponsorship, providing flexibility for entrepreneurs, retirees and investors.
Common Pitfalls to Avoid
Purchasing a property that does not meet investment thresholds: Some properties are below the AED 1M–2M threshold required for Golden Visa eligibility. Verify with your agent and the RERA-registered appraiser that your specific property qualifies before purchasing.
Failing to register the title deed before applying for the visa: The Golden Visa requires legal ownership registered at the DLD. If you only have a signed SPA and have not completed Oqood registration, the visa authority may reject your application pending title deed proof.
Delaying the medical fitness certificate: Medical screening is mandatory and can take 5–7 days. Apply early to avoid delaying your visa submission. Some clinics are busy during seasonal peaks; plan 2 weeks ahead.
Missing document deadlines or incorrect certifications: All documents must be originals or notarized copies with official stamps. Ensure medical certificates are from approved clinics and valuation reports are from RERA-registered professionals. Incorrect documents cause application rejection and require resubmission.
Assuming spouse/dependents are automatically included: Family members require separate applications with their own medical certificates, passports and photos. Children under 21 and dependents are eligible, but each requires an individual visa application.
Related Questions
Q. What is the minimum property investment for the Golden Visa?
The threshold varies: AED 2M for freehold properties in most designated areas, AED 1.5M for some developments and AED 750K–1M for specific off-plan projects. Verify your specific property's threshold with RERA or your agent. Off-plan investments (not yet completed) generally have lower thresholds than ready properties.
Q. Can I get the Golden Visa through a mortgage?
Yes. The investment amount includes both your down payment and the mortgaged amount. For example, if you purchase a AED 2M property with a 50% mortgage (AED 1M), your down payment (AED 1M) plus the loan (AED 1M) count toward the AED 2M investment threshold. You must have ownership registered at the DLD regardless of financing method.
Q. How long is the Golden Visa valid?
The Golden Visa is valid for either 5 or 10 years, depending on the visa category you apply for. Both require the same investment threshold. The 10-year visa provides longer-term residency stability and is preferred by investors seeking permanent residence flexibility. Renewal follows the same process and investment requirement at visa expiration.
Q. Can I sell the property after getting the Golden Visa?
Yes, but selling may affect your visa status. Check the specific Golden Visa terms with the GDRFA; some investors are required to maintain property ownership for a minimum period (typically 3–5 years). After that period, you can sell and retain residency, or you must purchase another eligible property to renew your visa.
Q. Can I sponsor my family on the Golden Visa?
Yes. Golden Visa holders can sponsor spouses and children (under 21, or up to 25 if in full-time education) for family residence visas. Each family member requires their own visa application, medical certificate and supporting documents. The investment requirement applies to the primary applicant only; family members do not need separate property investments.