Golden Visa via Property 2025: Eligibility, Prices, FAQs

Want a clear, current answer on the UAE Golden Visa through real estate? In 2025, property investors can qualify by purchasing one or more properties with a total purchase value of at least AED 2,000,000 in their name, with options to apply even if the property is mortgaged (with a bank NOC). In Dubai, applications are handled through the Dubai Land Department (DLD) and GDRFA. Processing in Dubai typically takes about 7–10 business days once documents are complete, and families (spouses, children, and often parents) can be sponsored. Official pages differ on whether real estate investors receive a 5‑year or a 10‑year Golden Visa; in practice, Dubai’s DLD actively issues long‑term residency to qualifying real estate investors at the AED 2M threshold. Always confirm current validity at the time of application.

At a glance: Golden Visa via property in Dubai (2025)

Why West Gate is your partner of choice

West Gate has helped hundreds of investors buy Golden‑Visa‑eligible properties across Dubai’s prime neighborhoods. Whether you’re targeting ready units or well‑priced off‑plan launches, our specialists shortlist compliant options, handle the paperwork with developers and banks, and prepare your Golden Visa file for smooth submission. After you buy, our end‑to‑end property management keeps your asset performing. Explore our Property Management service to maximize occupancy and income.

Looking for inventory now? Browse live listings for properties for sale and for rent, and our curated off‑plan pipeline:

• Properties for sale in Dubai.
• Properties for rent in Dubai.
• Off‑plan projects in Dubai.

If you don’t see what you want, we have many more options off‑market. Fill the form and a professional agent will contact you with tailored picks.

Eligibility: who qualifies as a real‑estate investor?

The specific criteria are set by UAE federal regulations and administered locally by each emirate’s land department and immigration authority. In Dubai, the DLD lists the following for real‑estate investors applying for a long‑term residence permit:

• Minimum purchase value: AED 2,000,000 at the time of purchase. Multiple properties can be combined if they’re all under the applicant’s name. See DLD’s investor service for Golden Visa.
• Mortgage allowed: Yes. A bank letter (NOC) is required showing the paid amount and remaining balance.
• Required documents: Passport, title deed/e‑Title deed, personal photo, Emirates ID and current visa (if any).
• Presence: Applicant must be inside the UAE at the time of processing.
• Family sponsorship: Spouse, children, and parents can typically be included with additional documents and insurance.

A note on visa validity: Some federal pages state “5 years renewable” for real‑estate investors, while Dubai’s DLD service outlines a 10‑year renewable residence permit for real‑estate investors at AED 2M. GDRFA Dubai lists both 10‑year investor visas and a 5‑year real‑estate investor route in its terms. In practice, Dubai issues long‑term (10‑year) Golden Visas to qualifying property purchasers at the AED 2M threshold. We advise confirming the current validity and category at your time of application with DLD/GDRFA.

What counts toward the AED 2,000,000 threshold?

• One or more properties in the applicant’s name can be combined as long as the total purchase value is at least AED 2M.
• Mortgaged properties can qualify provided you obtain a bank NOC and meet any paid‑amount thresholds applicable at the time of processing.
• Off‑plan purchases may qualify once registration milestones are met (e.g., Oqood/escrow compliance), subject to approval by the competent local entity.
• Company ownership and joint ownership rules vary; Dubai guidelines emphasize the property being under the applicant’s name. If jointly owned with a spouse, additional requirements may apply—consult DLD/GDRFA before committing.

Government fees and common costs (Dubai)

According to the DLD Golden Visa service page for real‑estate investors, typical government fees in Dubai include:

• Main applicant (10‑year residency permit): medical exam (approx. AED 700), Emirates ID (10 years: AED 1,153), residency issuance (AED 2,856.75), DLD fees (AED 4,020), and admin fees (AED 1,155). The DLD total shown is AED 9,884.75.
• Family sponsorship: additional government fees per dependent apply.
• Processing time: DLD cites 7–10 business days after submission.

Additional expected costs:

• Health insurance policies (mandatory, cost varies by age/coverage).
• Document translation/notarization where needed.
• Bank charges if mortgaged.
• Developer/NOC fees where applicable.
• Property registration fees and transfer fees (separate from Golden Visa fees).

Step‑by‑step: the Dubai process

• Pre‑check and property selection. Confirm your purchase will meet the AED 2M threshold at “time of purchase” (as noted by DLD). If mortgaged, coordinate the bank NOC early. If off‑plan, confirm when your registration documents will be issued.
• Document prep. Gather passport, title deed/e‑Title deed, compliant personal photos, current visa/EID (if any), marriage/birth certificates for family members, health insurance, and bank NOC if mortgaged.
• Submission at DLD/GDRFA channels. In Dubai, you can apply via DLD Golden Visa counters (e.g., Al Manara Cube) and through GDRFA channels or Amer Centers.
• Biometrics, medicals, and fees. Complete medical exam, provide biometrics, and pay government fees.
• Issuance. Receive the residency permit and Emirates ID. DLD indicates 7–10 business days to complete, while GDRFA lists an “expected completion” of roughly 48 hours for certain stages once everything is in order.

Mortgage and off‑plan scenarios

Mortgaged properties: You can still qualify if your property is under finance, provided you secure a bank no‑objection certificate (NOC). The bank letter should state the paid amount and outstanding balance; additional thresholds may apply at the time of application. Start that discussion with your lender early to avoid delays.

Off‑plan properties: Many off‑plan properties can be used to apply once you have proof of ownership/registration in the approved system and any local requirements are met. Because timing depends on developer milestones and the issuance of Oqood or title, plan your application around those dates and choose reputable, on‑schedule developers. West Gate’s off‑plan team prioritizes projects with strong escrow compliance and predictable handover timelines.

Family sponsorship and renewals

Spouses, children (age thresholds and marital status apply), and often parents can be sponsored. You’ll need:

• Proof of relationship (attested marriage/birth certificates).
• Valid health insurance for all family members.
• Passport copies, photos, and any required NOCs.

Visa validity and renewals depend on the category under which your file is approved. In Dubai, long‑term renewable residency is issued to qualifying property investors; ensure the property remains compliant (ownership and valuation conditions must be maintained). If selling your property, speak to GDRFA/DLD before altering status.

Handpicked off‑plan projects West Gate sells that can fit Golden Visa strategies

Below are examples from our live off‑plan catalog. Many configurations can reach AED 2M with the right unit mix or premium layouts. For each project, we’ll advise you on pricing, Oqood/title timing, and developer escrow compliance to align with your Golden Visa plan.

• Terrazo by Taraf (Jumeirah Village Circle area): A design‑first residential concept from Taraf with refined amenity programming, well‑sized units, and strong end‑user appeal.
• DAMAC Riverside Views: Waterfront‑inspired community living with DAMAC’s amenity DNA; select buildings and stacks can reach AED 2M and beyond.
• Lacina in Ghaf Woods 2 by Majid Al Futtaim: A next‑gen, nature‑forward masterplan with sought‑after layouts for families and investors.
• Park Gate 2 by Emaar: High‑demand Emaar pipeline with proven absorption; larger 2BR+ and select view units can cross the AED 2M mark.
• Marina Place 2 at Rashid Yachts & Marina: A premium waterfront enclave with strong rental fundamentals and long‑term capital potential.
• The Bristol at Emaar Beachfront: Beachfront exclusivity with global brand draw; two‑bedroom sea‑view layouts often sit near or above AED 2M.
• Greenspoint at Emaar South: Airport‑adjacent growth cluster with strong infrastructure catalysts.
• Bay Grove Residences – Phase 2: Boutique positioning with waterfront‑style aesthetics; ask us for premium stacks.

Prefer to buy ready units? See our current selection for sale.
And if you plan to monetize immediately, our leasing arm can place quality tenants and manage end‑to‑end.

Investment outcomes: what to expect

The Golden Visa is a residency pathway first, but smart investors also capture returns. In the right areas and projects, Dubai has delivered resilient occupancy, healthy yields, and meaningful capital appreciation across cycles. Before you commit, benchmark fees and total cost of ownership. West Gate’s editorial guides are a great starting point:

• What are the costs of buying property in Dubai?
• Property financing in Dubai (cash vs mortgage)
• Off‑plan properties in Dubai
• Why invest in Dubai’s real estate market in 2025

FAQs: Golden Visa via property in 2025

What’s the minimum I must invest?

AED 2,000,000 purchase value in one or more properties under your name. This is the threshold cited by both DLD and the UAE Government Portal for investors. See DLD service page and UAE Government Portal.

Is the visa 5 years or 10 years for property investors?

Official pages are not uniform. The UAE Government Portal describes a 5‑year renewable route for real‑estate investors. Dubai’s DLD investor service describes a 10‑year renewable residence permit for property investors at the AED 2M threshold, and in practice Dubai issues long‑term Golden Visas to qualifying buyers. Confirm the exact validity with DLD/GDRFA when you file, as implementation evolves.

Can I qualify if my property is mortgaged?

Yes, provided you secure a bank NOC and meet paid‑amount requirements applicable when you apply. The DLD service terms explicitly allow mortgaged properties with a bank letter indicating the paid amount and balance.

Do off‑plan homes count?

Often yes—once specific registration and documentation milestones (e.g., Oqood/title and escrow compliance) are met and the local entity approves. Timelines vary by developer. We recommend choosing reputable developers and unit allocations that align with your Golden Visa schedule.

Can I combine multiple properties to reach AED 2M?

Yes. DLD notes the value can be met by one or more properties under the applicant’s name.

Can I apply if the property is jointly owned with my spouse?

Dubai guidelines emphasize “wholly owned by the investor (one or more properties) under the name of the applicant.” Joint ownership with a spouse may be considered with additional documentation in some cases. Check with DLD/GDRFA in advance to avoid surprises.

What about company‑owned properties?

Rules vary and often exclude company titles for the real‑estate investor category unless special conditions are met. Verify your structure with the authorities before purchase.

How long does it take?

Assuming your documents are in order, Dubai typically processes in about 7–10 business days after submission through DLD/GDRFA channels. GDRFA cites faster completion for some steps once files are complete.

What are the key fees?

DLD lists around AED 9,884.75 for the main 10‑year permit (medical, Emirates ID, residency issuance, DLD, admin). Each family member incurs additional fees. Health insurance is mandatory.

What benefits come with the Golden Visa?

Long‑term renewable residency, no sponsor required, ability to stay outside the UAE for more than six months without visa cancellation, and family sponsorship. See the UAE Government Portal for the full benefits list.

“Minimum property value: AED 2,000,000. Mortgages are allowed with a bank NOC. In Dubai, applications are typically completed within 7–10 business days once your file is complete.”

How West Gate makes the process easier

• Sourcing that fits the rulebook. We curate options that satisfy the AED 2M threshold and documentation requirements, including suitable off‑plan and ready units. Start with our current inventory: West Gate Real Estate’s Properties For Sale in Dubai
• Bank and developer coordination. For mortgaged purchases, we work with your lender on the NOC. For off‑plan, we align milestones (Oqood/title) with your visa timeline.
• Submission confidence. Our team prepares a clean file aligned with DLD/GDRFA expectations and escorts you through medicals, biometrics, and fee payments.
• Ongoing returns via Property Management. From listing and tenanting to rent collection and maintenance, maximize income and minimize downtime.

Don’t see the right property listed? We have much more available off‑market and through developer allocations. Fill out this short form and a professional agent will reach out with tailored options.

External references (official)

• Dubai Land Department – Golden Visa application (Investor)
• UAE Government Portal – Golden visa overview and requirements
• GDRFA Dubai – Issuing a golden residence permit (investors)

If you’d like, I can shortlist three Golden‑Visa‑ready properties (ready and off‑plan) tailored to your budget and preferred communities, and map out the exact steps and documents for your case.