Golden Visa (Investor)

The UAE Golden Visa for Investors is a long-term, renewable residence permit for foreign nationals who commit significant capital to the United Arab Emirates. It lets investors live, work, study, and invest in the UAE without a local sponsor or employer, and holders are exempt from the 180-day absence rule that applies to standard residence visas. The investor track sits within the broader Golden Residency framework, administered federally by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) and, in Dubai, by the General Directorate of Residency and Foreigners Affairs (GDRFA), with the Dubai Land Department (DLD) handling real-estate applications in Dubai.

Real-estate investors receive a 5-year Golden Visa under the federal classification, while investors in funds, bank deposits, companies, or those meeting the annual tax-contribution threshold receive a 10-year Golden Visa. In practice, DLD and GDRFA Dubai issue the real-estate track as a 10-year residence permit. All tiers are renewable on the same conditions, and eligibility is based solely on the investment — no educational or professional qualifications are required.

Applicants must meet one of the following at a minimum threshold of AED 2,000,000 (approximately USD 545,000):

• Real estate — own UAE property with a total value of AED 2,000,000 or more. Multiple properties may be combined to reach the threshold. As of 2026, the Dubai authorities (GDRFA Dubai and the Dubai Land Department) explicitly accept mortgaged and financed property with a bank no-objection certificate, with no upfront-cash percentage requirement — GDRFA Dubai states that "mortgaged property is acceptable, and includes all types of properties." In Abu Dhabi, the investor's equity must be at least AED 2,000,000. Off-plan purchases from approved local developers qualify once at least AED 2,000,000 has been paid. The property must be retained for at least 3 years.
• Fund or bank deposit — hold a deposit of at least AED 2,000,000 in an accredited UAE investment fund or national bank, frozen for a minimum of 2 years.
• Business share or company capital — establish or hold a share in a UAE company with capital of at least AED 2,000,000.
• Tax contribution — own or be a partner in an enterprise paying at least AED 250,000 annually in federal taxes. For partners, the individual share of the company's tax must reach AED 250,000.

For the non-real-estate routes (fund/deposit and company capital), the invested capital must be wholly owned by the investor and must not be a loan. For the Dubai real-estate route, financed/mortgaged property is now accepted (with a bank NOC). Digital currency investments do not qualify.

• Valid passport (6+ months validity)
• Personal photograph on a white background
• Emirates ID and current residence permit copy (if existing)
• UAE-licensed health insurance covering the full Golden Visa duration
• Police clearance certificate from the home country, issued within the last six months
• Real-estate investors: title deed or e-Certificate of Title, DLD property status certificate confirming AED 2,000,000+ value, bank NOC if mortgaged, developer NOC or statement of account if off-plan
• Fund/deposit investors: letter from an accredited UAE investment fund or national bank confirming the AED 2,000,000+ deposit, frozen for at least 2 years
• Business investors: valid commercial or industrial licence, memorandum of association showing capital of AED 2,000,000+, certified financial report from a UAE audit firm, company bank statements, and tax registration
• Tax-based investors: Federal Tax Authority letter confirming AED 250,000+ annual tax payment, trade licence with partners' appendix, and tax returns and receipts for at least 2 consecutive years

The visa is issued for 5 years (real-estate track under the federal classification) or 10 years (fund, deposit, business, tax-based, and DLD/GDRFA-delivered real-estate applications in Dubai). It is renewable on the same investment conditions, and the qualifying capital cannot be withdrawn during the Golden Residency period. Real-estate investors in Dubai have the qualifying property placed under a DLD lien for the duration of residency, so selling it would require relinquishing the visa. There is no minimum physical-stay requirement; the visa only voids if it expires while the holder is outside the UAE.

Holders may sponsor their spouse, children (of any age, as long as unmarried), and parents, along with unlimited domestic helpers. Family members receive the same visa validity as the primary holder, and if the primary holder passes away, they may remain in the UAE until the visa expiry date. Family sponsorship via DLD Dubai costs AED 5,774.50 per person plus a AED 318.75 file-opening fee. In Abu Dhabi, non-real-estate investors may additionally sponsor one advisor and one executive director.

The UAE does not levy personal income tax. A 9% corporate tax applies to business profits exceeding AED 375,000, and 5% VAT applies to goods and services. Golden Visa holders residing 183+ days in the UAE may apply for a Tax Residency Certificate from the Federal Tax Authority. The UAE has over 140 double taxation agreements.

The application channel depends on the emirate and investment type:

• Dubai, real-estate investors: apply via the DLD Cube portal (dldcube.com) or in person at the DLD Al Manara Center.
• Dubai, non-real-estate investors: apply via the GDRFA smart services portal (smart.gdrfad.gov.ae), via ICP (icp.gov.ae), or through Amer Service Centers.
• Abu Dhabi: residents apply via the TAMM portal (tamm.abudhabi); non-residents apply through the Abu Dhabi Investment Office.

Indicative fees: GDRFA Dubai applications total approximately AED 2,790. DLD Dubai real-estate applications total AED 9,884.75 for initial issuance (including the medical examination, 10-year Emirates ID, residency permit confirmation, and DLD and administrative fees); the DLD renewal fee is AED 9,519.75 and the cancellation fee AED 190.75. Processing takes roughly 5 business days via GDRFA Dubai and 7–10 business days via DLD Dubai.

Applicants outside the UAE receive an entry visa upon approval and must enter the country within 60 days. On arrival, they complete medical fitness testing (blood tests, chest X-ray, physical assessment), biometric registration, and Emirates ID issuance in person; travel during processing is not permitted until the visa is stamped.

In April 2026, GDRFA Dubai and the Dubai Land Department signed a Memorandum of Understanding transferring three real-estate residency services — the Golden Residency, the Retiree Residency, and the Property Residency — onto a single unified GDRFA-managed digital channel, aiming to improve customer experience, strengthen data exchange, and speed up procedures for property-linked applicants in Dubai. Existing DLD and GDRFA service pages remain the authoritative reference for fees and documents during the transition.

• The Golden Visa grants residency only, not automatic work authorisation. Holders wishing to work must obtain a separate MOHRE labour permit, free-zone work card, or freelance/business licence.
• Real-estate properties used for Golden Visa eligibility in Dubai are subject to a DLD lien and cannot be sold without relinquishing the visa.
• For joint spousal property ownership under AED 4,000,000, only one spouse qualifies as primary holder; the applicant's share must be at least AED 2,000,000.
• Bank-financed properties must use loans from specific local UAE banks approved by the competent authorities.
• Overstay fines are AED 50 per day after the grace period, which can run up to 6 months depending on resident category.
• Golden Visa holders in Dubai receive an Esaad privilege card with discounts across healthcare, education, hospitality, entertainment, and dining.
• As of mid-2026, all four investor-route monetary thresholds remain unchanged on official primary sources. The AED 2,000,000 Golden Visa property threshold is distinct from the separate 2-year property-investor (Taskeen) visa, whose AED 750,000 minimum value floor was removed in April 2026 — a change that applies to the 2-year visa only.
• A February 2026 federal policy change removing the previously applied 50% upfront cash-payment requirement for the property Golden Visa is now reflected on the Dubai official service pages: GDRFA Dubai states "mortgaged property is acceptable, and includes all types of properties," and the Dubai Land Department accepts mortgaged property at a total value of AED 2,000,000+ with a bank NOC, with no cash-percentage rule. The federal ICP page (outside Dubai) still describes the 5-year real-estate route as property "valued at ≥ AED 2 million (without loans)," so applicants applying federally should verify whether financed property is accepted in their emirate.
• The AED 30,000 monthly basic-salary requirement reported in 2026 applies to the Skilled Professional Golden Visa category, not the investor category.
• The Golden Visa does not lead to UAE citizenship; naturalisation of foreigners is highly restricted and granted only in exceptional cases.