Residence by investment
The Golden Visa, by the sea
Own a property worth AED 2 million or more, and you and your family can live in the UAE for ten renewable years. We check your eligibility and prepare the file with you.
The rule
Ten years of residence for a home worth AED 2 million.
The Golden Visa is a ten-year renewable UAE residence for owners of property worth at least AED 2 million, in one property or several, including off-plan units bought from approved developers. There is no minimum stay.
- Property worth AED 2,000,000 or more, in one or several units
- Off-plan units qualify when bought from developers approved by the local authority
- Dubai: a mortgaged home can qualify with the bank’s no-objection letter and a bank letter showing AED 2M paid
- Abu Dhabi: AED 2M must be paid outside the mortgage
- Spouse, children and parents can be sponsored
- Ten years, renewable, with no minimum stay
- Threshold
- AED 2,000,000 of property
- Validity
- 10 years, renewable
- Dubai fee
- AED 9,884.75 for the main applicant
- Family
- AED 5,774.50 each + AED 318.75 file opening
- Processing
- 7 – 10 working days (DLD)
- Where
- Dubai: DLD Cube · Abu Dhabi: TAMM · other emirates: ICP
Rules and fees as published by the authorities on 27 September 2026 (DLD, ADDED, federal portal). The authorities decide every application; we prepare the file, we do not issue visas. Some 2026 agency articles describe different mortgage rules in Dubai: we follow the DLD’s own wording.
How it works
From the title deed to the Emirates ID.
We check that the property and its payments meet the rules of the emirate, gather the documents, book the steps and follow the file until the Emirates ID is issued.
Check
We confirm the value, ownership and payment status meet the threshold in your emirate.
File
Title deed or registered off-plan contract, bank letters if financed, passport and photo: we assemble the file.
Apply
Dubai through the DLD (Cube), Abu Dhabi through TAMM, other emirates through the ICP. You need to be in the UAE.
Medical & ID
Medical fitness test and Emirates ID biometrics, then the ten-year residence is issued.
Documents
What to prepare.
- Passport and a recent photo
- Title deed(s), or the registered off-plan sale contract and the developer’s payment statement
- If financed: the bank’s no-objection letter and a letter showing the amount paid
- For family members: passports, photos, and attested marriage and birth certificates
- In the UAE: the medical fitness test and Emirates ID biometrics
Starting at AED 2M or more
Beachfront projects priced for the visa.
Projects whose published starting price already reaches the threshold. Many others qualify from a larger unit.
IllustrationSaadiyat Island · Abu Dhabi · Under construction
Nobu Residences Saadiyat
Eighty-eight residences beside a Nobu hotel on Saadiyat Beach.
FromAED 3.6M*HandoverQ4 2027
IllustrationSaadiyat Island · Abu Dhabi · Off-plan
Mamsha Gardens
Garden homes in the Cultural District, a short walk from the beach.
FromAED 3.2M*HandoverQ2 2028
IllustrationFahid Island · Abu Dhabi · Off-plan
Fahid Beach Residences
The first launch on Fahid Island, straight onto the beach.
FromAED 3.5M*HandoverQ2 2029
IllustrationYas Island & Yas Bay · Abu Dhabi · Under construction
Sea La Vie
Four buildings on Yas Bay, 60% payable on handover.
FromAED 2.2M*HandoverAugust 2026
IllustrationHudayriyat Island · Abu Dhabi · Under construction
Nawayef West Heights
Hillside mansions on Hudayriyat, above the beach.
FromAED 20M*HandoverQ4 2026
IllustrationRamhan Island · Abu Dhabi · Under construction
Ramhan Island Villas
Beach villas on a natural island between Saadiyat and Yas.
FromAED 6.4M*HandoverPhased, December 2026 to September 2028
Questions
Golden Visa
Yes, if the unit (or units) is worth AED 2 million or more and was bought from a developer approved by the local authority. In Abu Dhabi, AED 2 million must already have been paid.
In Dubai, the DLD accepts a mortgaged property with the bank’s no-objection letter and a bank letter showing AED 2 million paid. In Abu Dhabi, AED 2 million must be paid outside the mortgage. We check your case before you apply.
Agencies report that each co-owner’s share must reach AED 2 million, except married couples, who may combine with an attested marriage certificate. This is not stated on the DLD page: we confirm it for your case.
AED 9,884.75 for the main applicant (medical, Emirates ID, residency, DLD fee and admin), then AED 5,774.50 per family member plus AED 318.75 file opening, according to the DLD.
In Dubai, the two-year property investor visa no longer has a minimum value for sole owners since spring 2026 (joint owners: AED 400,000 each). Owners aged 55 and over may also qualify for a five-year retirement visa with a property worth AED 1 million.
No. The Golden Visa has no minimum-stay requirement, so it is not cancelled by long periods abroad.
Sources
- www.moet.gov.ae · en/-/what-are-the-conditions-for-granting-a-golden-visa-to-an-investor
- dubailand.gov.ae · en/eservices/request-for-golden-visa-investor/
- www.added.gov.ae · en/live/long-term-residency/abu-dhabi-golden-visa/Investors/visa-for-r
- gulfnews.com · living-in-uae/visa-immigration/dubai-residency-by-investment-guide-1.5
- gulfnews.com · business/property/dubai-scraps-minimum-property-value-for-solo-investo
- icp.gov.ae · en/
Enquire
Is your purchase visa-ready?
Tell us the property (or the budget): we check the rules that apply and prepare the file with you.
Thank you.
Your request is with the UAE Beachfront desk. An advisor will reply the same working day (Monday to Saturday, Dubai time). Prefer to talk now? Your details are saved.
The UAE Beachfront desk
One advisor for the whole coastNew launches with the developers · resale and rentals with RERA-accredited agents · Golden Visa assistance
- Hours
- Mon – Sat · 9:00 – 19:00 (Dubai time)
- Languages
- English · Français · العربية