The Golden Visa in Dubai allows you to obtain long-term residency upon meeting the requirements of your chosen category. For real estate investors, the Dubai Land Department offers a ten-year pathway for properties valued at 2 million AED or more. Entrepreneurs and business investors follow a different process. First, eligibility for the category is verified; then, supporting documents are prepared, and residency and an Emirates ID are processed. Purchasing an apartment or registering a company does not, in and of itself, guarantee the issuance of a Golden Visa.
This material is for informational purposes only and does not constitute individual investment, financial, or legal advice.
The Golden Visa is a long-term residence permit in the UAE. In Russian search results, it is also referred to as the “golden visa,” “Golden Visa,” and “UAE residence permit.” The program has several categories: the requirements for a property owner differ from those for an entrepreneur, a specialist, or a company investor. Therefore, you should begin your preparations by identifying a basis that can be substantiated with documents.
For families, this status makes it possible to plan their residence, their children’s education, and daily life over the long term. For entrepreneurs, it reduces the dependence of personal residency on a standard work visa. However, the visa itself does not replace a business license, permits for regulated activities, a bank background check, or tax obligations.
What Does the Golden Visa Offer, and Who Is Eligible for This Status?
Program participants may apply for residency for their family members in accordance with the established procedure. The Golden Visa rules also allow for stays outside the UAE longer than the standard six-month period. However, you must keep track of document expiration dates and the conditions of your visa category: a prolonged absence does not extend an expiring visa.
If you’re applying for residency at the same time as purchasing real estate and relocating, it’s helpful to create a single timeline of actions. This timeline will outline the separate stages of the real estate transaction, visa applications, medical procedures, and family documentation. At Result Family Office, you can discuss such a plan before committing to any financial obligations based on your chosen grounds.
Which Categories to Compare Before Applying
Below are guidelines for investors and entrepreneurs. These serve as a reference for choosing the appropriate procedure. Before applying, you need to review the specific requirements of the agency through which the application will be processed: the federal ICP service, Dubai’s GDRFA, and the DLD service describe different categories and scopes of services.
| Basis | What Is Checked | Where to Start |
|---|---|---|
| Real Estate in Dubai | The applicant’s eligibility and the value of one or more properties starting at 2 million AED | Review the documents and verify compliance with DLD service terms |
| Investments in a company | Capital amount and ownership, corporate documents, and financial statements | Compare the ownership structure with the selected investment category |
| Entrepreneur | Nature of the project, business metrics, and necessary recommendations or nomination | Verify GDRFA or ICP criteria for the specific entrepreneurial track |
| Other program categories | Professional, scientific, or other grounds based on specific rules | Select the appropriate category before preparing investment documents |
The GDRFA page on the investor’s ten-year residency outlines the conditions for investment-based residency, including real estate and company equity. The corporate track requires a capital contribution of at least 2 million AED and supporting documentation. Simply registering a small company to conduct business does not meet these requirements.
The entrepreneurial track has its own set of criteria. The GDRFA service for entrepreneurs describes the requirements for the project and the application. If the business has been in operation for several years, gather information on revenue, owners, licenses, and operations. If the project is just getting started, find out what approvals are required for the relevant track. A business presentation does not replace official documentation.
Golden Visa through Real Estate: What Investors Are Screened For
For the Dubai route, the DLD requires ownership of one or more properties with a total value of at least 2 million AED in the applicant’s name. The Golden Visa page for real estate investors describes the ten-year residency, required documents, and application process. The value threshold must be verified against the form of ownership and the documentation accepted by the agency.
Verify the owner’s name, ownership share, property details, and whether there are any encumbrances. If the property is jointly owned by spouses, do not automatically divide the total value of the apartment equally among each applicant. For the primary investor, you must determine which documents and valuation methods apply specifically to their ownership rights. For family members, the corresponding sponsorship procedure is then used.
Mortgaged properties require special attention. GDRFA allows properties with mortgages, and the DLD service provides bank confirmations of paid amounts and outstanding balances. This does not imply a universal rule that any down payment is sufficient. Before purchasing, obtain a written explanation regarding your property, share, loan, and the selected application procedure.
The same applies to properties under construction. The advertised price in the brochure, the installment agreement, and the registered title deed are different documents. Clarify which of these the relevant agency requires at the current stage of the project. If the application can only be submitted at a later date, make sure you have a legal basis for residence during the waiting period and budget for the associated costs.
Documents and Procedures for Obtaining Residency
The basic application package is built around your passport and the basis for your application. Real estate investors will need to provide information about their property; if you have a mortgage, you’ll also need to include documents from the bank. A photograph, current residency status, Emirates ID (if available), and other supporting documents must meet the requirements of the selected service. Use its current list, not one from an old promotional article.
Check in advance that your first and last names are consistent. Different transliterations in your passport, bank letter, and real estate documents may require clarification. Check your passport’s expiration date and the quality of the scans: cropped margins, illegible stamps, and missing pages complicate the review process. Keep the originals separate from the copies and the list of files you’ve submitted.
- Select a category. Specify the basis, applicant, emirate, and submitting authority.
- Verify your eligibility to apply. Compare the value and type of your assets or business metrics with the category requirements.
- Gather supporting documents. Obtain bank statements, registration details, transfer records, and any required certificates.
- Plan your in-person visit. Confirm the steps for the medical examination, identification, and visit to the service center.
- Submit your application and track your requests. Keep your application number, receipts, and status updates.
- Verify the issued documents. Check the name, validity period, residency category, and Emirates ID details.
For the DLD real estate investor service, the applicant must be physically present in the UAE and apply in person according to the service’s established rules. Do not plan the entire process to be remote just because some documents can be submitted in advance. After the preliminary review, schedule an appointment and allow time for any necessary corrections to your documents.
The processing time for the service begins at a specific stage, and preparation takes additional time. Receiving a bank letter, making transfers, and gathering family documents should not be included in the promise of a “visa in a few days.” It’s more practical to keep a calendar with separate dates for when the application package is ready, when it’s submitted, when the medical exam takes place, and when the documents are issued.
How much does the application cost, and what should be included in the budget?
For investors in Dubai real estate, the DLD website lists a payment package for the primary applicant totaling 9,884.75 AED. The breakdown of this package as of the verification date, October 27, 2026, is provided below. The total amount may vary depending on the basis of the application, service channel, or family application; the value of the assets is not included in this package.
| DLD Package Item | Amount, AED | How to Account For It |
|---|---|---|
| Medical Examination | 700 | Item in the published package |
| 10-year Emirates ID | 1,153 | For the primary applicant for this service |
| Residence Permit | 2,856.75 | Included in the specified procedure |
| DLD fee | 4,020 | Separate line item in the package |
| Administrative fees | 1,155 | Separate line item in the package |
| Total | 9,884.75 | Excluding real estate purchases and additional personal expenses |
Please budget separately for health insurance, money transfers, certification of foreign documents, and support services, if needed. For a family, calculate the cost per person based on age and the specific application process. Do not simply multiply the main investor’s cost by the number of family members: dependent applicants have their own set of fees.
Do not confuse the investment amount with the processing fees. An apartment costing 2 million AED remains a separate purchase with its own registration costs and maintenance expenses. The company’s capital requires verification through the appropriate channels. Residency fees are added to these obligations and do not replace them.
How to Prepare for Your Family’s Relocation and Keep Visas and Taxes Separate
It is best to prepare family applications in parallel with the main applicant’s application package. Check your marriage certificate, birth certificates, the spelling of names, and the requirements for document recognition in the UAE. Find out in advance the procedure for legalization or other certification required by the issuing country. A self-translated document without the proper formalities may not be acceptable for the procedure.
Each family member needs their own set of documents, appropriate insurance, and a timeline of actions. Age affects the set of procedures, so the checklist for an adult cannot be applied automatically to a child. If a relative already has residency on a different basis, coordinate the sequence of status changes before submitting a new application.
Residency in the UAE and tax residency are determined by different rules. The Golden Visa confirms immigration status. Tax status depends on applicable criteria and factual circumstances, and the application of an international agreement requires a separate review. To confirm tax residency, there is a procedure for obtaining an FTA certificate.
Andrey Revenko, founder of Result Family Office: “When preparing for a move, I suggest breaking down the family plan by timeline: basis for residency, documents for spouses and children, housing, school, insurance, and banking services. This makes it clear which steps depend on one another and where you need to allow extra time. It’s especially helpful to verify documents from your country of origin in advance: it’s usually easier to obtain a missing certificate before departure. Financial decisions, however, should be evaluated independently. If an apartment is purchased for the purpose of obtaining a visa, it should still fit the family’s budget and meet their needs. Long-term residency status helps with life planning, and the quality of your preparation determines how smoothly the move itself will go.”
Other Questions About the Golden Visa
Does the Golden Visa mean UAE citizenship?
No. The Golden Visa grants residency status for a fixed term. Passports and citizenship are governed by separate regulations. In applications, bank forms, and contracts, citizenship is indicated based on current documents, regardless of the length of residence in the UAE.
What happens if my passport expires before my visa does?
You must renew your passport in a timely manner and then update your information with the relevant authorities. Be sure to verify that your information is up to date with your bank, insurance company, and other organizations. The duration of the Golden Visa does not exempt you from maintaining valid identification documents.
Can you sell your apartment immediately after receiving the status?
Before selling, you should check how the loss or change of your investment basis affects your residency status. The conditions for maintaining your status vary depending on your specific category and documentation. Do not base your plans on the assumption that the requirements regarding your investment basis no longer apply once your visa has been issued.
How should you prepare for your initial consultation?
Gather information about your citizenship, current visa, family composition, property, and business. Indicate your estimated move-in date and budget for the application process. With this information, you can contact Result to determine the appropriate procedure, list of supporting documents, and sequence of family applications.
