Golden Visa through property investment.
The property route is the most used and the most misunderstood. The threshold is AED 2,000,000 by DLD valuation — not purchase price, not what the developer told you. Since 2026 off-plan and mortgaged property qualify, which changed the arithmetic for a large group of buyers who previously assumed they were excluded.
Government fees, separated from the qualifying capital
| Item | AED |
|---|---|
| Application | ~2,150 |
| Medical fitness test | 500–700 |
| Emirates ID (10 years) | 370+ |
| Visa stamping | ~500 |
| Status adjustment inside the UAE | 500–670 |
| Total per applicant | 4,000–6,000 |
| Family of four | 16,000–26,000 |
Documents for this route
Title deed or Oqood registration, DLD valuation certificate, developer's payment confirmation where off-plan, mortgage letter from the bank where financed.
Timeline
| Stage | Duration |
|---|---|
| Submission and pre-approval | 5–15 working days |
| Medical fitness test | 1–3 days |
| Emirates ID | 7–14 days |
| Visa stamping | 3–7 days |
| Complete file | 3–6 weeks |
| Document attestation abroad, if needed | up to 6 weeks, in parallel |
What to watch
The visa basis is tied to the asset. Sell the qualifying property and the residency conversation reopens — with no notification from anyone. Treat it as part of the transaction checklist, not a separate matter.
One point holds across every route: the Emirates ID clock starts when the file is genuinely complete, not when the application is submitted. Families planning around a school year discover this too late to fix it.
What I do
- Establish which route genuinely fits, rather than the one that is easiest to sell
- Sequence the file backwards from your real deadline — school term, transaction, tax year
- Start attestation abroad first, because it cannot be compressed
- Prepare the file so it answers the authority's questions before they are asked
- Coordinate the whole family as one timeline, not five separate applications
- Keep the residency sound afterwards: renewals, dependants, the basis itself
From AED 12,000 per applicant
AED 5,000 per dependant. Government fees of AED 4,000–6,000 per person and mandatory health insurance are separate and paid directly by the client.
Common questions
What is the threshold for the Golden Visa through property investment?
Aed 2,000,000. Note that qualifying capital is money you keep — it is not a cost of the visa. Government fees are separate at AED 4,000–6,000 per applicant.
How long does the process take?
Three to six weeks with a complete file: five to fifteen working days for pre-approval, one to three days for the medical, seven to fourteen days for the Emirates ID, three to seven days for stamping. Each additional document request adds two to six weeks.
What documents are required?
Title deed or Oqood registration, DLD valuation certificate, developer's payment confirmation where off-plan, mortgage letter from the bank where financed. Plus passport copies, photographs, medical fitness test and Emirates ID biometrics.
Does the Golden Visa make me a UAE tax resident?
No. Tax residency is a separate test with its own day-count and substance requirements, evidenced by a Tax Residency Certificate. Your country of origin applies its own rules regardless of which visa you hold.
What should I watch out for on this route?
The visa basis is tied to the asset. Sell the qualifying property and the residency conversation reopens — with no notification from anyone. Treat it as part of the transaction checklist, not a separate matter.
Can I include my family?
Yes — spouse and children can be sponsored once the principal visa is issued, and parents in defined circumstances. Each is a separate application with its own documents and timeline; budget AED 5,000 per dependant for coordination plus government fees.
Reviewed by Denis Chernikov, Private Client Advisor, nine years in the UAE private client sector.
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