Residency & Golden Visas / United Arab Emirates / Route
United Arab Emirates · Investment route
Secure 10-year renewable UAE golden residence through property worth AED 2,000,000 or more.
Last updated: 2026-10-01
Programme overviewنظرة عامة
Advising UAE residents on residency abroad from our Dubai office.
What you getالمزايا
10-year renewable golden residence.
Ability to live, work, and study in the UAE.
Sponsor your spouse and children — sons under 25, unmarried daughters and children with special needs — for the full term of your permit, without additional investment.
Access to world-class infrastructure and healthcare.
Strategic location connecting Middle East, Africa, Asia, and Europe.
Investment & costsالتكاليف
Qualifying investment
10-Year Golden Visa — qualifying property
Before application submission · Minimum total property value AED 2,000,000 (one or more properties; a local-bank mortgage is acceptable). Off-plan qualifies federally from developers approved by the competent local authority; the DLD requires a registered title deed in practice.
Government & due-diligence fees
Figures are indicative and exclusive of professional fees. Your advisor confirms an exact, written cost breakdown for your family size.
Eligibilityالأهلية
Requirements
Minimum AED 2,000,000 property investment, across one or more properties wholly owned by you.
Property title deed; mortgaged property needs a no-objection letter from the local lending bank.
Off-plan property only from a developer approved by the competent local authority — in Dubai the Land Department requires a registered title deed in practice.
A lien is placed on the property for the 10-year validity of the permit.
Valid passport with at least 6 months validity.
Clean criminal record.
Health insurance coverage.
Proof of funds
Who cannot apply
Criminal record or pending charges.
Property value below AED 2,000,000.
Invalid or insufficient UAE health insurance.
Non-compliance with UAE immigration guidelines.
The processكيف نعمل
Choose Property & Validate Eligibility
Select qualifying real estate and confirm the total value meets the AED 2,000,000 threshold.
Documentation Submission
Prepare the title deed (and bank no-objection letter for mortgaged property), passport, UAE entry permit and compliance documents.
Government Review & Approvals
Authorities assess eligibility, conduct background checks, and confirm qualifications.
Medical & Biometrics
Complete mandatory health screening and Emirates ID fingerprinting.
Visa Issuance & Emirates ID
Receive your 10-year golden residence permit and Emirates ID.
Document checklistالوثائق
Identity
- ✦Valid passport copy
- ✦Passport-size photos
- ✦Emirates ID / UAE entry permit (if applicable)
Financial
Must confirm AED 2,000,000+ total property value.
- ✦Property title deed (e-Certificate of Title)
- ✦No-objection letter from the lending bank (mortgaged property)
- ✦Bank statements (if requested)
Compliance
- ✦Police clearance certificate
- ✦Valid UAE health insurance proof
Your XIPHIAS advisor prepares a personalised document list at onboarding. The checklist above is indicative and may vary by family size.
Family scopeالأسرة
All eligible dependants can be included in one application or added after approval.
Age limits, dependency definitions, and addition fees vary by jurisdiction. Your advisor confirms exact rules at onboarding.
Risk notes
The UAE has no permanent residency. Golden residence is a renewable 10-year permit, not a settled status.
UAE citizenship is available by nomination only, through the Rulers’ and Crown Princes’ Courts, Executive Councils and Cabinet on the nomination of a federal entity. An investor cannot initiate it, and residence never ripens into it.
Federal rules and Dubai practice differ on off-plan property. Cabinet Resolution 65 of 2022 permits off-plan purchases from approved local developers, but the Dubai Land Department requires an e-Certificate of Title in practice. Confirm with the relevant emirate’s authority before relying on an off-plan purchase.
A separate GDRFA property-owner entry visa (60 days) requires the property to be entirely constructed and habitable plus AED 10,000 a month income. Off-plan does not qualify on that route.
The UAE has no lifetime golden visa and no nationality-specific golden visa. On 8 July 2025 the Federal Authority for Identity, Citizenship, Customs and Port Security denied reports of a lifetime golden residency for a number of nationalities offered from outside the UAE, and stated that all applications are handled exclusively through official UAE government channels.
Compliance
Governing instrument: the Annex to Cabinet Resolution No. 65 of 2022. Golden residence is 10 years, renewable.
Property route: AED 2,000,000. A mortgage from a local bank is acceptable. Off-plan qualifies federally where the purchase is from a local company approved by the competent local authority.
Public investment route: AED 2,000,000 as a deposit, new company capital or partnership share, or annual tax of AED 250,000.
Entrepreneurs: a pilot project with annual revenue of at least AED 1,000,000, or a prior venture sold for at least AED 7,000,000.
Skilled workers: from AED 30,000 a month. Talented persons: no salary or qualification threshold. Outstanding students: one-time and non-renewable.
The official nomination route for golden residence is free of charge and carries no nationality restriction.
Questionsأسئلة شائعة
This route, answered.
AED 2,000,000 for the 10-year golden visa, across one or more properties wholly owned by you. A mortgage from a local bank is acceptable with a no-objection letter from the bank.
Start the United Arab Emirates route.
A senior advisor will confirm the exact costs, timeline and documents for your case — privately, and entirely off the record.