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Can I get Golden Visa if I buy property in Dubai?

The United Arab Emirates’ Golden Visa program allows foreigners to get long-term residency by investing in property, business or other assets in the UAE. Dubai, being one of the seven emirates of the UAE, also offers Golden Visas to foreign nationals buying property in Dubai.

Can I get Golden Visa if I buy property in Dubai?

The Dubai Golden Visa program provides a 5 or 10 year residency visa to people purchasing property worth at least AED 2 million. With this visa, you get benefits like easy access to Dubai, no restrictions on foreign income and inheritance, ability to sponsor family members, and more.

Below we’ll explore the eligibility criteria, application process, benefits, and other details about getting a Golden Visa by purchasing property in Dubai.

Eligibility Criteria for Dubai Golden Visa

To be eligible for a Dubai Golden Visa by buying property, you must:

  • Be a foreign citizen – The Golden Visa program is for expats/foreign nationals only. UAE and GCC nationals cannot apply.
  • Purchase property worth AED 2 million or more – The property can be residential or commercial. It can be purchased individually or jointly.
  • Own the property for at least 3 years – You cannot sell the property before 3 years if you want to retain the Golden Visa.
  • Have a valid UAE residence visa – You must have a valid residence permit when applying for the Golden Visa.
  • Provide property ownership documents – Title deed, sale and purchase agreement, etc. showing your ownership.
  • Have a clear background check – No criminal record or civil cases pending.
  • Have valid passport – Passport must be valid for at least 6 months.
  • Provide biometrics – Fingerprints and facial image.

As long as you meet the above criteria, you can apply for the Golden Visa by property investment route. The visa approval will depend on satisfying due diligence checks by authorities.

How to Apply for Dubai Golden Visa by Property

Follow these steps to get a Dubai Golden Visa by real estate investment:

  1. Purchase qualifying property – Buy a completed or off-plan property worth AED 2 million or above in Dubai. Get the title deed transferred to your name.
  2. Gather documents – Have property papers, passport, Emirates ID, health insurance, background checks ready.
  3. Apply on ICA portal – Fill the Golden Visa application on the Federal Authority for Identity and Citizenship (ICA) website.
  4. Get medical test – Undergo a medical fitness test at an approved centre.
  5. Provide biometrics – Give fingerprints and facial image at ICA office.
  6. Make payment – Pay application fees of AED 7,500 for 5 year visa or AED 10,000 for 10 year visa.
  7. Get approval – Wait up to 2 months to receive Golden Visa approval from authorities.
  8. Collect Emirates ID – You will get a new Emirates ID with the Golden Visa validity.

The entire process takes 2-3 months from purchase of property to getting the Golden Visa. Hire a good real estate agent and immigration consultant to assist you.

Benefits of Dubai Golden Visa

Getting a Dubai Golden Visa by buying property comes with the following key benefits:

  • Long-term residency – Get guaranteed visa validity of 5 or 10 years.
  • No minimum stay requirement – You are not required to stay in UAE for a minimum number of days.
  • Family sponsorship – Sponsor your spouse and children up to 25 years old.
  • Multiple entry access – You can enter/re-enter Dubai and UAE easily.
  • Renewable visa – Opportunity to renew the Golden Visa when it expires.
  • No foreign income taxes – 100% exemption from paying taxes on foreign income.
  • Inheritance allowed – Can inherit assets/property without a national sponsor.
  • Access to real estate – Can buy and sell property in Dubai without restrictions.
  • Employment flexibility – Can take up employment opportunities without sponsorship.

The Dubai Golden Visa gives you an easy, long-term residency status along with lifestyle conveniences and privileges.

Which Areas are Best to Buy Property in Dubai?

Dubai has a booming real estate market with a wide range of properties available across neighborhoods and communities. Some of the best areas to buy property for investment and Golden Visa purposes are:

  • Downtown Dubai – Close to Burj Khalifa and Dubai Mall, premium high-rises, urban lifestyle.
  • Emirates Hills – Luxury villas, gated community, golf course, high-end amenities.
  • Palm Jumeirah – Prime beachfront property, luxury villas/apartments, iconic landmark.
  • Dubai Marina – Cosmopolitan vibe, high-rise towers, waterfront views, dining & retail.
  • Jumeirah Beach Residence – apartment living along pristine beach, parks, restaurants, jogging tracks.
  • Arabian Ranches – family-friendly community, townhouses, schools, retail, recreation.
  • Business Bay – commercial district with new residential towers, water channels.
  • Dubai Hills Estate – luxury villas, green community, close to Downtown & attractions.
  • Jumeirah Golf Estates – luxury homes, 18-hole golf course, wellness, dining, views.

Look for properties in communities that match your lifestyle and budget. Balance property prices with amenities, proximity to key areas, and community features.

What are the Costs of Buying Property in Dubai?

Here are the key costs involved in purchasing property in Dubai as a foreigner for Golden Visa:

  • Property price – Depending on location, size, developer. Budget AED 2M+ for Golden Visa eligibility.
  • Registration fees – 4% of property value to Dubai Land Department.
  • Agent fees – 2% + VAT. More for off-plan.
  • Valuation fees – AED 7,500 approx. For getting registered valuation.
  • Owners association fees – For maintenance of common areas. AED 10-20 per sq.ft.
  • Utilities deposit – AED 2,000 – 5,000 refundable deposit.
  • Service charges – Such as cooling, amenities, property management.
  • Mortgage payments – If taking a home loan. Interest rates are 2-3% usually.
  • Property taxes – No annual property taxes in Dubai currently.
  • Legal fees – For contract review, title transfer, visa paperwork.
  • Insurance – Get home insurance to cover assets.

Factor in all additional costs apart from the property price. Off-plan properties usually have lower fees. Have enough savings to manage the entire buying process.

Financing Options for Buying Property in Dubai

You have a choice between self-funding your Dubai property purchase fully in cash or through financing options:

  • Mortgage loan – Get a home loan from UAE banks. Up to 80% financing available for expats. Needs minimum salary requirements.
  • Developer payment plan – Purchase off-plan property on installment over 12-24 months. Easier eligibility.
  • Joint purchase – Co-own with family or others to divide investment amount.
  • Business loan – Borrow against your company assets and earnings.
  • External borrowing – Raise funds from overseas lenders, if permitted by your country.
  • Renting out – Generate rental income to cover mortgage payments.
  • Mix of sources – Combine savings, mortgage, loans, payment plan.

Have a financial plan ready involving likely financing costs. As a foreigner, you can access both local and international lending options. Invest enough to quality for the Golden Visa program.

How to Evaluate Good Investment Property in Dubai

Consider these aspects when evaluating property in Dubai for investment and long term returns:

  • Location – Prime and upcoming areas see strong demand from renters and buyers.
  • Developer reputation – Choose established developers with good project track record.
  • Community amenities – Pools, gym, parking, security, parks – affects rental potential.
  • Property type – Studios, 1-bed – affordable. Villas, penthouses – exclusive demand.
  • ROI potential – Capital appreciation and rental yield should be good.
  • Market trends – Growing neighborhoods, property price trends, rental demand.
  • Infrastructure – Access to transportation, retail, schools. Indicators of a thriving location.
  • Lifestyle options – Restaurants, entertainment, green spaces – appeal to tenants and resident owner.
  • Freehold ownership – Allows foreign ownership and controls on your investment.
  • Payment plan – Off-plan installment plans can ease the payment burden.

Working with a reputable real estate agent can help identify promising investment properties aligned with your goals.


Q: How much money do I need to invest in Dubai real estate for a Golden Visa?
A: You need to purchase a property worth AED 2 million or above for eligibility. The investment can be done individually or jointly.

Q: Can I sell the property after getting a Dubai Golden Visa?
A: You can sell the property after 3 years of owning it. The visa validity remains unchanged.

Q: Can I rent out the property bought for Golden Visa?
A: Yes, there are no restrictions on renting out the property to tenants after purchase.

Q: Is the Dubai Golden Visa available for my family as well?
A: Yes, you can sponsor your spouse and children up to 25 years old under the visa.

Q: Do I need to stay in Dubai for any minimum days per year?
A: No, the Dubai Golden Visa has no minimum stay requirements. You can live in Dubai or overseas.

Q: Can I get loans for buying property for the Golden Visa program?
A: Yes, you can avail home loans from banks or developer payment plans to finance the purchase.

Q: How long is the Golden Visa valid for?
A: You can get a 5 or 10 year visa validity. It is extendable on expiry.

Q: Can I work in Dubai on the Golden Visa?
A: Yes, you are free to work without needing additional work permits or employer sponsorship.

Q: Do I need to pay income tax in Dubai on the Golden Visa?
A: No, Dubai has no personal income tax so your local and foreign earnings are tax-free.

Q: Can I buy property worth AED 2M jointly for the Golden Visa?
A: Yes, you are permitted to jointly purchase property meeting the minimum criteria along with family or others.

Q: Do I have to stay in Dubai after getting the Golden Visa?
A: No, you are not required to be continually based in Dubai and can travel in and out of the country.

Q: How do I confirm if a property qualifies me for Dubai’s Golden Visa program?
A: Your real estate agent can verify if the property value and location meets Golden Visa requirements before purchase.

Q: Can I buy commercial property like office, retail, land to get the Golden Visa?
A: Yes, commercial properties are eligible investments along with residential properties.

Key Takeaways

  • Dubai offers Golden Visas valid for 5 or 10 years to foreign nationals investing AED 2 million or above in real estate.
  • The property can be residential or commercial, purchased individually or jointly.
  • Once you own qualifying property, you can live and work flexibly in Dubai while sponsoring your family.
  • The property has to be retained for only 3 years after which it can be sold if desired.
  • Downtown Dubai, Palm Jumeirah, Emirates Hills are popular areas to buy property for investment.
  • Consider aspects like developer reputation, community features, infrastructure while evaluating properties.
  • Work with experienced real estate consultants for the best property deals and easy Golden Visa process.


Dubai’s Golden Visa program provides an excellent opportunity for foreigners looking for long-term residency in Dubai along with the benefits of property investment. By purchasing real estate worth AED 2 million or more, you open up doors to convenient living, working and access in Dubai for 5-10 years on a renewable visa. Location choices like Downtown Dubai, Palm Jumeirah, Dubai Marina cater to investment and lifestyle aspirations. For lucrative returns on investment and minimal risk, it helps working with reputable developers and experienced agents. With the Dubai property market being robust and world-class, the Golden Visa program enables building your future on the foundations of lasting value.

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