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. The investor track sits within the broader Golden Residency framework and is 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-based applications in Dubai. The visa is self-sponsored — no local employer or guarantor is required — and holders are exempt from the 180-day absence rule that applies to standard UAE residence visas.

Under the federal framework set out in u.ae, real-estate investors receive a 5-year Golden Visa, 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 via their dedicated services. All tiers are renewable on the same conditions.

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

• Real estate — own property in the UAE valued at AED 2,000,000 or more. Multiple properties may be combined to reach the threshold. Mortgaged properties qualify with a bank NOC; in Abu Dhabi, the investor's equity in the property 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.
• Public investment — 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 equal at least AED 250,000 (e.g. a company paying AED 1,000,000 in aggregate taxes may qualify a partner holding a 25% share).

The invested capital must be wholly owned by the investor and must not be a loan. 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, tax registration, and free-zone certificate where applicable
• Tax-based investors: Federal Tax Authority letter confirming AED 250,000+ annual tax payment, trade licence with partners' appendix, and tax return forms 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 (public investment, 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 — sale 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. Family sponsorship via DLD Dubai costs AED 5,774.50 per person plus a AED 318.75 file-opening fee. If the primary visa holder passes away, family members may remain in the UAE until the visa expiry date. 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 (residence permit, Knowledge and Innovation Dirham fees, domestic and delivery fees). DLD Dubai real-estate applications total AED 9,884.75 for the initial issuance (medical examination AED 700, 10-year Emirates ID AED 1,153, confirmation of residency permit AED 2,856.75, DLD fees AED 4,020, and administrative fees AED 1,155). The DLD renewal fee is AED 9,519.75, and the DLD cancellation fee is AED 190.75. Processing takes approximately 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.

On 11 April 2026, GDRFA Dubai and the Dubai Land Department signed a Memorandum of Understanding transferring three key real-estate residency services — the Golden Residency, the Retiree Residency, and the Property Residency — onto a single unified GDRFA-managed digital channel. The stated objectives are to improve customer experience, strengthen system integration and data exchange between the two authorities, and speed up procedures for property-linked residency 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 (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.
• The Golden Visa does not lead to UAE citizenship; naturalisation of foreigners is highly restricted and granted only in exceptional cases by Cabinet decision.
• Reported 20 February 2026 federal policy circular (not yet on official primary sources): Industry advisory and news outlets have reported that a federal circular dated around 20 February 2026 (i) removed the previously applied 50% upfront cash-payment requirement (or AED 1,000,000 minimum paid) for the property-linked Golden Visa, and (ii) clarified that the AED 2,000,000 threshold is assessed against the total contracted value of title deeds and/or Oqood off-plan contracts — so off-plan, mortgaged, and combined-deed purchases all qualify (subject to bank NOC for mortgaged units). The u.ae, ICP, GDRFA Dubai, and DLD primary pages do not yet reference this change as of 13 May 2026, so applicants should verify current payment-proof requirements directly with GDRFA Dubai or the Dubai Land Department before relying on it.
• The AED 2,000,000 Golden Visa property threshold is distinct from the separate 2-year property-investor (Taskeen) residence visa. On 29 April 2026, DLD removed the AED 750,000 minimum property-value floor for the 2-year Taskeen visa (no minimum for sole owners with a completed title deed; AED 400,000 individual share for joint owners; Oqood-only off-plan units no longer qualify for the 2-year visa). This change applies to the 2-year Taskeen visa only — the 10-year Golden Visa still requires AED 2,000,000 in property value.