The UAE continues to attract global investors, and property ownership is now one of the most straightforward routes to securing long-term residency. With clear requirements and flexible investment pathways, the UAE Golden Visa has become a strategic option for individuals seeking stability, mobility, and long-term opportunities in the country.
This guide breaks down the eligibility rules, property criteria, documentation, renewal process, and the latest government updates so property owners know exactly what to expect before applying.
1. Overview of the UAE Golden Visa Through Property Investment
Property owners can apply for a 10-year Golden Visa if they meet specific investment conditions set by the government.
Key benefits include:
- Renewable 10-year residency
- Ability to sponsor family members and domestic workers
- No need for an employer or local sponsor
- Freedom to live outside the UAE for extended periods
- Residency continuity, even if the primary sponsor passes away
For reference, eligibility criteria are officially published by the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP) and General Directorate of Residency and Foreigners Affairs (GDRFA Dubai).
We provide complete Golden Visa consultation for property owners, including:
- Eligibility assessment based on your real estate portfolio
- Verification of title deeds & valuation
- Advisory on the best investment structures to qualify
- Preparing accurate application files that match GDRFA/ICP standards
This reduces rejection risks and speeds up approval.
2. Minimum Property Value Requirement
A Golden Visa through real estate requires:
A property (or combined properties) worth at least AED 2 million.
You may qualify if:
- You own a completed residential property
- You have multiple units that collectively total AED 2 million or more
- You financed the property through a bank approved by the UAE authorities
- You are still paying a mortgage, provided your paid amount meets the minimum value criteria
Official guidelines are available through the ICP UAE and GDRFA Dubai portals.
KLOUDAC ensures:
- Official property valuation verification
- Bank coordination for mortgage NOCs
- Ensures your paid amount meets the AED 2M threshold
- Provides financial documentation guidance
Our team checks everything before submission, so your application passes smoothly.
3. What Types of Properties Qualify?
The UAE accepts several categories of real estate for Golden Visa eligibility:
Eligible Property Types
- Completed apartments
- Completed villas
- Townhouses
- Commercial properties (depending on emirate rules)
- Freehold and certain long-term leasehold properties
- Mortgaged properties (with NOC from the bank)
Not Eligible
- Off-plan properties (unless specifically allowed in new emirate-level updates)
- Properties under dispute
- Shared accommodation or properties without verified ownership certificates
Some emirates, such as Dubai and Abu Dhabi, may issue additional clarifications through official government announcements or Khaleej Times news updates.
4. Golden Visa Application Requirements
To apply, property owners typically need to provide:
- Copy of title deed from the Dubai Land Department (DLD) or the respective emirate authority
- Passport copy
- Emirates ID (if applicable)
- Latest bank mortgage statement (for financed properties)
- NOC from the financing bank (if required)
- Utility bill or proof of residence
- Recent passport-sized photograph
- Good Conduct Certificate (depending on emirate)
Each emirate may request additional supporting documents. Always cross-check with the ICP or GDRFA for updated requirements.
5. Special Conditions to Note
Joint Ownership
If the property is jointly owned:
- Each owner may apply separately if their share is valued at AED 2 million or more.
Spousal Ownership
Spouses can combine property values and apply together, subject to valid marriage documents.
Mortgaged Properties
A Golden Visa is possible under a mortgage if:
- Minimum required value (paid + financed) reaches AED 2 million
- The bank issues an NOC confirming full eligibility
Multiple Properties
If you own several properties, their combined value can be used to meet the AED 2 million threshold.
6. Application Process Step-by-Step
Step 1: Verify Property Value
Ensure the property is officially registered and meets the AED 2 million threshold. You can verify valuation through the Dubai Land Department or the respective emirate real estate authority.
Step 2: Prepare Documentation
Gather title deed, passport copy, mortgage NOC, and all supporting documents.
Step 3: Apply Through the ICP or GDRFA Portal
Applications can be submitted via:
- ICP Smart Services platform
- GDRFA Dubai website or smart app
- Real estate developer service centres (for certain emirates)
Step 4: Identity Verification & Medical
Once initial approval is issued, applicants complete biometrics, medical tests, and Emirates ID processing.
Step 5: Receive Your 10-Year Golden Visa
After final approval, the Golden Visa is stamped and issued digitally.
KLOUDAC provides a full Golden Visa concierge service:
- Preparing & submitting your application
- Booking biometrics & medical
- Tracking approval status
- Ensuring compliance at every stage
- Delivering your Emirates ID without hassle
Property owners simply submit the required documents, and we manage the rest.
7. Renewal & Maintenance Requirements
Golden Visas are renewable every 10 years, provided the property still meets core criteria.
Renewal Conditions
- You must continue to own property worth AED 2 million or more
- No need to remain in the UAE continuously
- If you sell the property, you must reinvest in eligible real estate to maintain your visa status
Family Sponsorship
Golden Visa holders can sponsor:
- Spouse
- Children (no age limit)
- An unlimited number of domestic workers
Family members’ visas remain valid even if the primary holder passes away, as clarified by the UAE government announcements.
8. Latest Government Updates (2024–2025)
Recent updates relevant to property owners include:
- Dubai and Abu Dhabi have streamlined digital submissions, reducing manual paperwork.
- Mortgage-based applications have become more flexible, provided documentation is clear.
- Golden Visa holders can stay outside the UAE indefinitely without affecting their residency status.
- Children of Golden Visa holders can remain in the UAE for up to a year after turning 18 to manage visa transitions.
These updates are regularly covered by Khaleej Times and official government portals.
9. Common Mistakes Property Owners Should Avoid
- Applying before receiving a completed title deed
- Not confirming the paid mortgage value
- Incorrect valuation assumptions
- Missing NOCs from banks
- Using off-plan property without checking the updated rules
- Submitting outdated or mismatched documents
Verifying requirements with official channels prevents delays or rejections.
Support With Every Step
If you want expert guidance through your UAE Golden Visa application as a property owner. from document preparation to accurate submission, KLOUDAC ensures your process is smooth, compliant, and stress-free.
📞 +971 50 43 53 515
🌐 www.kloudac.com
FAQs
1) Can I get a Golden Visa with an off-plan property?
Generally, no, unless the emirate issues specific allowances. Always check official government updates.
2) Is mortgaged property accepted?
Yes, as long as your paid amount meets the AED 2 million value and your bank issues an NOC.
3) Can I combine multiple properties?
Yes. Properties can be combined to reach the minimum required value.
4) Do I need to stay in the UAE continuously?
No. Golden Visa holders can stay outside the UAE for long periods without affecting residency.
5) Can I sponsor my parents?
Not directly through the Golden Visa. Parent sponsorship follows separate rules issued by the ICP.
6) How long does the process take?
Typically 2–6 weeks, depending on documentation and emirate processing times.
7) Can I apply if I co-own a property?
Yes, if your individual share meets AED 2 million.