The two visa tiers for property investors
The UAE offers property investors two levels of residence visa:
Tier 1: Property Investor Visa (2 years): available with a property investment of at least AED 750,000 (approximately USD 205,000). This visa grants the right to reside in the UAE for two years and is renewable for as long as you own the property. The visa covers the owner; family members (spouse and children) are sponsored separately.
Tier 2: Golden Visa (10 years): available with a property investment of at least AED 2,000,000 (approximately USD 545,000). This visa grants long-term residence of ten years, is automatically renewable and also covers your family (spouse, children and domestic staff). The Golden Visa is the most popular visa type among international investors.
Key conditions for both tiers: the property must be freehold (leasehold does not qualify). The property must be completed (off-plan does not qualify until handover, unless 100% paid to specific government-approved developers). Multiple properties may be combined to reach the minimum threshold. For financed property, only the paid-off portion (your equity) counts towards the threshold.
In 2023, the Golden Visa conditions were relaxed: previously the property had to be free of debt, whereas it may now be mortgage-financed provided the owner holds at least AED 2 million in equity in the property.
The application process step by step
Obtaining a UAE residence visa through property proceeds in the following steps:
Step 1 (Property purchase): buy freehold property in Dubai worth at least AED 750,000 (investor visa) or AED 2,000,000 (Golden Visa). Ensure registration with the Dubai Land Department (DLD) and receive your Title Deed.
Step 2 (Valuation letter): request a Property Valuation Letter from the DLD. This document confirms the value of your property and is required for the visa application. Cost: AED 210.
Step 3 (Entry Permit): if you do not yet hold a UAE residence permit, you first apply for an Entry Permit through the ICP (Federal Authority for Identity, Citizenship, Customs and Port Security) or the GDRFA (General Directorate of Residency and Foreigners Affairs). This can be done online via the ICP website or the GDRFA Dubai app.
Step 4 (Emirates ID): after arriving in the UAE, you undergo biometrics (fingerprints and a facial scan) at an ICP service centre for the issuance of your Emirates ID, the national identity document of the UAE.
Step 5 (Medical examination): a mandatory medical examination (blood test and chest X-ray) at a government-approved medical centre. The examination screens for infectious diseases (tuberculosis, hepatitis, HIV). Cost: approximately AED 500.
Step 6 (Residence visa stamp): once all documents are approved, you receive your residence visa, which is linked to your Emirates ID. The entire process generally takes 2–4 weeks after submission of the application.
Required documents
For a UAE residence visa application through property, you will need the following documents:
For the main applicant: a valid passport (minimum 6 months' validity). Passport photos (white background, per UAE specifications). The Title Deed of your property. The valuation letter from the DLD. Proof of health insurance (UAE coverage). Medical examination results. A certificate of good conduct from your country of origin (legalised and translated).
For family members (spouse and children): valid passports. Passport photos. Marriage certificate (legalised and translated into Arabic). Children's birth certificates (legalised and translated). Proof of health insurance. Medical examination results.
Legalisation and translation: documents issued abroad must be legalised (with an apostille where your country is party to the Hague Apostille Convention, or through consular legalisation otherwise) and then translated into Arabic by a sworn translator in the UAE.
We guide you through the complete documentation process and work with sworn translators and legalisation services to ensure all documents are submitted correctly.
The Golden Visa: benefits in detail
The Golden Visa (10 years) offers significant advantages over the standard investor visa (2 years):
Long-term residence: 10 years' validity, automatically renewable for as long as you own the property. No need to renew every two years.
No presence requirement: unlike the standard visa, which lapses if you remain outside the UAE for more than 6 months, the Golden Visa carries no minimum presence requirement. You can retain the visa even if you spend only occasional time in Dubai.
Family inclusion: the Golden Visa can be extended to your spouse, children (regardless of age, adult children included), parents and domestic staff. This makes it a family visa.
Bank accounts and financial services: with a Golden Visa you can open accounts with all UAE banks, apply for credit cards and access financial products. Some premium banks (HSBC, Standard Chartered) offer dedicated packages for Golden Visa holders.
Driving licence: holders of many national driving licences, including all EU licences, can exchange them for a UAE licence without taking a driving test.
Starting a business: with a Golden Visa you can establish a company in the UAE (mainland or free zone) without a local sponsor. This opens the door to entrepreneurship in a tax-free environment.
Access to the UAE tax regime: 0% income tax, 0% capital gains tax and 0% tax on rental income. Since 2023, a corporate tax of 9% applies to business profits above AED 375,000, but this does not apply to private property income.
Costs and timeline
The total cost of obtaining a UAE residence visa through property is as follows:
Government fees: Entry Permit: AED 1,150–1,200. Emirates ID (10 years): AED 1,170. Residence visa stamp: AED 1,150. Medical fitness test: AED 500. DLD valuation letter: AED 210. Total government fees: approximately AED 4,200–4,300 (approximately USD 1,150–1,170).
Additional costs: health insurance (mandatory): AED 3,000–15,000/year depending on coverage. Document legalisation and translation: AED 2,000–5,000. Professional assistance (optional): AED 3,000–8,000.
For family members: approximately AED 3,500–4,000 per person in government fees, plus individual health insurance and medical examinations.
Timeline: the complete process (from property purchase to a residence visa in your passport) generally takes 4–8 weeks. The property purchase itself (2–4 weeks) is usually the longest step. The visa application after purchase takes 2–4 weeks.
An important caveat: the timeline depends on the completeness of your documentation. Missing or incorrectly legalised documents can delay the process. We advise starting document preparation before your property purchase to avoid delays.
Common mistakes and our advice
Based on our experience with hundreds of international clients, we identify the following common mistakes:
Mistake 1: Buying off-plan expecting an immediate visa. Off-plan property only qualifies for a residence visa after handover and Title Deed registration. If you need a visa in the short term, buy completed property.
Mistake 2: Miscalculating the minimum threshold. For financed property, only your equity (purchase price minus mortgage) counts. An AED 2.5 million apartment with an AED 1 million mortgage counts as AED 1.5 million, insufficient for the Golden Visa.
Mistake 3: Failing to have documents legalised before travelling to Dubai. Legalisation (an apostille or consular legalisation, depending on your country) must take place in your home country. Once you are in Dubai, sending documents back and forth costs time and effort.
Mistake 4: Not arranging health insurance. UAE health insurance is mandatory for the visa application. Arrange this well before you apply.
Mistake 5: Forgetting the will. Without a registered will at the DIFC Wills Service Centre, your estate is handled under Sharia law. This applies even if you hold a Golden Visa.
Augusta Properties Brokerage LLC (RERA licence 52101) guides you through the entire process: property selection, DLD registration, document preparation and the visa application. We work with specialised immigration lawyers and ensure your application is submitted correctly the first time.