The UAE Golden Visa is a long-term residency program designed to attract investors, entrepreneurs, researchers, and highly skilled professionals. It allows you to live, work, and study in the UAE without a local sponsor and comes with generous family benefits. Below is a clear, up-to-date guide—especially useful if you’re exploring the real estate route. UAE Government Portal
What the Golden Visa Lets You Do
Golden Visa holders can obtain a 5- or 10-year renewable residence, enter on a six-month multi-entry permit to complete issuance, remain outside the UAE for more than six months without invalidating residency, sponsor family members (spouse and children regardless of age), and sponsor an unlimited number of domestic helpers. Family members may remain in the UAE until the end of their permit if the primary holder passes away. UAE Government Portal
Who Is Eligible?
Eligibility spans several categories, including investors (public and real estate), entrepreneurs, outstanding specialised talents (e.g., doctors, scientists, executives), outstanding students/graduates, pioneers of humanitarian work, and frontline heroes. Each category has specific documentation and endorsement criteria. UAE Government Portal
The Real Estate Route (Most Popular with Investors)
Minimum investment
Across the UAE, the benchmark for a property-based Golden Visa is AED 2,000,000. In Dubai, the Land Department confirms investors owning one or more properties valued at AED 2M or more at purchase can apply for a 10-year renewable residence. Mortgaged properties are allowed if you provide a bank NOC and show the paid amount/balance. Dubai Land Department
In Abu Dhabi, the Department of Economic Development (ADDED/ADRO) likewise sets the threshold at AED 2M and clarifies mortgage rules: financing via national banks is allowed so long as your own capital is at least AED 2M (e.g., on a AED 5M home, the outstanding principal can’t exceed AED 3M). Abu Dhabi also outlines pathways for off-planproperties, provided cumulative payments to the developer have reached AED 2M and you furnish the developer contract and value certificates. Abu Dhabi DED
Who you can sponsor (Dubai example)
Dubai Land Department’s investor service notes you may sponsor your spouse, children, and parents under the Golden Visa granted via qualifying property. (Family sponsorship terms and processing vary by emirate; always follow your emirate’s authority.) Dubai Land Department
Fees & timeline (Dubai reference)
Dubai Land Department lists indicative fees for the 10-year investor permit (medical exam, Emirates ID, residency issuance, DLD/admin fees) totaling ~AED 9,884.75 for the principal applicant, with separate fees for family members and parents; typical processing is 7–10 business days. Fees may change and are different in other emirates. Dubai Land Department
Professionals, Entrepreneurs & Students: At a Glance
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Specialised talents / skilled professionals (Dubai – GDRFA): Typical requirements include a valid UAE employment contract, minimum monthly salary of AED 30,000, accredited degree, and (where required) a professional license. (Sub-paths include science, engineering, education, IT, business/management, etc.) GDRFAD
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Entrepreneurs: 5- or 10-year options exist based on innovative, high-value projects backed by audit letters/incubator approvals and emirate endorsements. UAE Government Portal
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Outstanding students & graduates: Top high-school achievers and graduates of ranked universities (local or global) can qualify under specific GPA/university-rank criteria. UAE Government Portal
How to Apply (Step-by-Step)
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Select your category (e.g., real estate investor, professional, entrepreneur) and confirm you meet the criteria for your emirate. Start with the UAE Government Portal overview. UAE Government Portal
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Prepare documents: passports, photos, title deed(s) or developer contract and value certificates (for property), bank NOC (if mortgaged), insurance, and any required endorsements. (Dubai and Abu Dhabi list category-specific checklists within their portals.) Dubai Land DepartmentAbu Dhabi DED
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Submit online via ICP Smart Services (federal) or your emirate’s channel—GDRFA for Dubai, TAMM/ADROfor Abu Dhabi—then book your medical and biometrics. Smart ServicesUAE Government Portal
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Use “One-Touch” Golden Visa where available to bundle applications, renewals, and related ID services in one go. UAE Government Portal
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Receive your Emirates ID / residency upon approval and complete any remaining dependents’ applications. (Dubai’s investor service indicates 7–10 business days as a general guide.) Dubai Land Department
FAQs
Is a mortgage allowed?
Yes—both Dubai and Abu Dhabi allow mortgages, with conditions. Dubai requires a bank NOC for the mortgaged property. Abu Dhabi allows financing if your equity equals at least AED 2M (see the example above). Dubai Land DepartmentAbu Dhabi DED
Does off-plan qualify?
Yes in Abu Dhabi, provided payments to date reach AED 2M and you submit the required developer documentation. Dubai assesses against the purchase value; check with DLD on case specifics. Abu Dhabi DEDDubai Land Department
Can Golden Visa holders stay outside the UAE for more than six months?
Yes—the benefit explicitly allows extended stays abroad without invalidating residency. UAE Government Portal
Who can I sponsor?
All categories can sponsor spouses and children regardless of age. For the Dubai property-investor route, you may also sponsor parents (subject to the emirate’s process and fees). Always verify the latest rules in your emirate. UAE Government PortalDubai Land Department
What are common costs?
Costs vary by emirate and category. As a reference point only, Dubai lists ~AED 9,884.75 in government fees for the principal 10-year investor permit (excludes family/parents). Expect additional charges for dependents, medical, and ID issuance. Dubai Land Department
Key Takeaways
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Threshold: Property route generally requires AED 2M in property value; mortgage permitted with conditions. Dubai Land DepartmentAbu Dhabi DED
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Benefits: 5- or 10-year renewable residency, broad family sponsorship, no sponsor required, and multi-entry onboarding. UAE Government Portal
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Professionals’ salary (Dubai): Many specialist categories require AED 30,000 monthly salary plus academic and licensing criteria. GDRFAD
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Apply online: Use ICP Smart Services (federal) and your emirate’s platform (e.g., GDRFA Dubai or TAMM/ADRO Abu Dhabi). Smart ServicesUAE Government Portal
Rules and fees are updated periodically and may differ by emirate and category. Always consult the official portals when you apply. UAE Government Portal Dubai Land Department Abu Dhabi DED Smart Services
