The Golden Visa long-term residency program was launched in 2019 under the leadership of Sheikh Mohammed bin Rashid, Prime Minister and Ruler of Dubai. The initiative aims to attract international leaders in entrepreneurship, finance, technology, and the arts to the UAE economy.
Initially, the minimum investment threshold was 5 million AED (about $1.36 million). However, in April 2022, the authorities revised the terms, reducing the minimum amount to 2 million AED (about $545,000). At the beginning of 2024, another important change occurred. The requirements for a minimum down payment of 1 million AED for obtaining status through real estate investments have been lifted.
The legal basis is the Decision of the Cabinet of Ministers No. 56 of 2018 “On the regulation of residence permits for investors, entrepreneurs and persons with special talents.” The document supplements Cabinet Decision No. 30 of April 30, 2020. In May 2025, the authorities announced an expansion of the program, adding 5 new categories of applicants: nurses, educators, digital content creators, esports specialists, and luxury yacht owners.
Advantages of the UAE Resident Visa
- The right to long-term residence (from 1 to 10 years) with the right of extension;
- Unlimited number of entries and exits from the country without additional permits;
- No requirement for permanent residence in the country;
- The ability to open accounts with local banks, obtain loans and mortgages;
- Obtaining the status of a UAE tax resident with the right to exemption from taxes on personal income, inheritance and capital gains;
- The right to conduct business in the Emirates, register companies in free economic zones with 100% foreign ownership;
- The possibility of official employment in local companies;
- The right to teach children in local schools and to enroll in UAE universities;
- Access to quality healthcare with health insurance;
- Easier processing of Schengen visas and visas to the USA;
- The possibility of transporting family members (spouse, children, parents) with the issuance of resident visas for them.
Investment options
The state offers several investment residency programs, each of which has its own characteristics, minimum investment amounts and visa validity periods.
Short-term residency (2 years)
The program is available for investments starting from 750,000 AED (≈$204,000) in Dubai real estate. The key condition is that the object has a vacant status. With mortgage financing, the initial payment should not be less than 50% of the cost, and the total investment amount should meet the minimum threshold.
The permit is valid for 24 months with an unlimited number of extensions. Applicants have the right to include their spouse and minor children in the application. A new requirement in 2025 is proof of a monthly income of 15,000 AED ($4,080). For objects in projects under construction, 50% of the cost must be paid and a letter of guarantee from the developer must be provided.
Long-term perspective (10 years)
The investment program allows you to apply for residency for a period of 10 years with investments starting from 2,000,000 AED (≈ $545,000). The properties must be ready for occupancy. Projects under construction and office space cheaper than 1,000,000 AED are excluded.
It is allowed to combine several lots to achieve the minimum amount. With a mortgage, the paid share must be at least 50% of the value of the property. For borrowed funds, a certificate from the bank confirming the absence of arrears is required.
Minimum investment volume and preservation conditions
The real estate residency program provides 2 key conditions. For a 2-year visa, the minimum investment amount is 750,000 AED (≈$204,000), confirmed by a certified assessment report. The 10-year “golden” status requires an investment of 2,000,000 AED (≈$545,000) in freehold properties. From 2025, it is allowed to combine several lots to achieve the required amount, provided that each object is valued at at least 1,000,000 AED.
The official rules do not set a minimum period of ownership of real estate. However, in order to extend residency after the expiration of the period (2 or 10 years), confirmation of the retention of the investment threshold or its replacement with equivalent assets is required.
Additional expenses and taxes
Registration of a resident visa in the UAE is accompanied by fixed payments to the state budget. Applicants pay a visa fee of 2,500–3,850 AED, depending on the type of permit. A one–time fee of 3,800-4,800 AED (including the services of accredited centers) is provided for the “golden visa”. When buying a property, a transaction tax of 4% of the value of the property is added, distributed between the parties to the transaction.
Starting from 2025, health insurance has become mandatory for all residents. The basic program costs 320 AED annually.
The key expense item remains the registration of an Emirates ID (universal identifier). The cost of the document varies from 370 AED (1 year) to 1,262 AED (5 years).
Registration of lease agreements through the Ejari system requires payment of 206 AED (including VAT). The costs of a certified facility assessment (from 1,500 AED per report) will also be relevant.
Tax consequences of obtaining a UAE visa
According to Cabinet Decision No. 85 of 2022, tax residency in the UAE is determined by 2 criteria: physical presence and a center of financial interests. A person is recognized as a resident if he spends 183 days within 12 months or 90 days with permanent housing and running a business. A resident visa does not guarantee automatic tax status. Compliance with the specified conditions will be required.
Requirements for the applicant and family members
Applicants are required to confirm the legality of the origin of the funds (bank statements for the last 6 months or purchase and sale agreements with certified transfers). The rule of equal shares applies to co-owners of real estate. In case of unequal distribution, only the main investor retains residency. Additionally required:
- No criminal record in the UAE and countries of previous residence (certificate from the Ministry of Internal Affairs with apostille);
- Medical insurance with emergency coverage;
- Proof of income from 15,000 AED/month ($4,080) for a 2-year visa and 30,000 AED/month ($8,170) for a gold visa.
The main applicant has the right to sponsor:
- Spouse in the presence of a certified marriage certificate in Arabic;
- Children under 25 for men and without age restrictions for unmarried daughters;
- Parents are provided with a sponsor’s monthly income of 20,000 AED and a living space of at least 60 m2 per person.
Dual citizenship
Since 2021, the United Arab Emirates has implemented an electoral model of dual citizenship. According to amendments to Federal Law No. 17 “On Citizenship”, foreign investors, doctors, scientists and holders of “creative talents” can retain their original residency upon obtaining an Emirati passport. For other categories of applicants (including UAE-born citizens), multiple citizenship remains prohibited.
Visa application procedure
- Submitting an application. The investor submits the documents to an authorized press center or directly to the General Directorate for Residency and Foreigners (GDRFA). After reviewing the application, the authorities notify the applicant by e-mail of the decision.
- Status change request.Registration of a change in migration status through GDRFA. After receiving the initial confirmation, the applicant visits a licensed service center. An alternative is to contact specialized visa consultants.
- Medical examination. Mandatory medical check-up takes place in accredited clinics after preliminary registration of documents at the printing center.
- Registration of Emirates ID. The procedure for obtaining an Emirati identity card includes fingerprinting. The document becomes the basis for a resident visa and is required for most official operations in the country.
- Affixing a visa mark. Visit an authorized point to get a stamp in your passport. After the approval of the Immigration Department, the applicant receives an SMS notification with the result.
Application processing time
The standard review period for resident visas in the UAE varies from 5 to 20 business days, depending on the type of program and the emirate. An accelerated procedure has been in effect for investors in Dubai real estate since 2025. Applications via the Work Bundle platform are processed in 5 days instead of the previous 30. In Sharjah and Abu Dhabi, the deadlines are slightly longer (7-12 days due to the mandatory market assessment of facilities).
Required documents
- Original passport (valid for at least 6 months);
- Color copy of passport (biometric pages);
- 3×4 cm color photographs;
- Visa application;
- Medical certificate of health status from an accredited Dubai Health Authority (DHA) hospital;
- Medical insurance;
- Certificate of absence of criminal record from the country of origin;
- Lease Agreement (Tenancy Contract), registered in the Ajari system;
- Certificate of ownership of real estate (upon purchase);
- Marriage certificate (certified and translated into Arabic);
- Birth certificates of children (certified and translated);
- Certificate of Ownership (Title Deed);
- Certificate of absence of objections from the bank (for mortgage real estate);
- Documents confirming the value of the property from 750,000 AED;
Failure and return on investment
18% of failures are related to non-compliance with the investment threshold. Another 23% of deviations are due to errors in documents (mismatch of data in the passport and certificate of ownership, lack of apostille on certificates or expired medical insurance). Criminal record is a key risk factor. The criminal record check covers not only the UAE, but also the countries of previous residence. A medical examination can also be an obstacle to obtaining the status.
You can challenge the decision within 30 days through the GDRFA or ICP portals. The cost of the service is 400 AED, the review period is up to 45 business days. A second application is allowed to be submitted 30 days after the refusal. It is necessary to eliminate the original reasons (update the package of documents, increase investments or change the facility). If the property is sold before the expiration of 90 days from the date of visa approval, the transaction is blocked and the status is revoked.
Recent changes in the program
Since April 2025, an updated version of Cabinet Decision No. 30 has been in effect, eliminating the requirement for a minimum down payment of 1,000,000 AED for a “golden visa”. Real estate investors can now obtain 10-year residency status by depositing 10% of the property’s value (minimum of 200,000 AED) at the booking stage. For projects under construction, it is enough to provide an OQOOD contract and an SOA statement from the developer.
Amendments to Federal Law No. 6 of 2024 added 5 new categories for residency:
- Nurses with 15 years of experience in accredited clinics.
- Teachers of private schools and universities included in the top 100 world rankings.
- Digital content creators with an audience of over 1 million subscribers.
- Esports athletes accredited by Dubai Culture.
- Owners of yachts over 40 meters long.
A simplified procedure is provided for these categories. It takes 5 business days to process applications instead of the standard 20. Digitalization through the ICP Smart Services platform has shortened the time for registration of residency:
- 5 days for investors in Dubai real estate.
- 7 days for family applications with automatic document verification.
The launched Salama system automates visa renewal. Notifications are sent 30 days before the deadline. Payment of the state fee (3,850 AED) is made through a mobile application.
In addition, the 2025 amendments established a minimum period of ownership of the facility up to 180 days (previously – 1 year). It also became possible to withdraw 50% of investments after 6 months, subject to reinvestment in approved funds.
Login with Google