― Especially for off-plan real estate investors ―
Table of Contents
What is the UAE Golden Visa? / Who is eligible? / Why is it popular? / Special benefits / Valid throughout the UAE? / Can it be renewed? / Can you sponsor family? / Do you need to be in the UAE when applying? / Main application conditions for off-plan real estate / Documents required from the developer / Documents required from the applicant / Off-plan properties only? / About costs / If you want to sell the AED 2 million property after obtaining the visa / Summary
What is the UAE Golden Visa?
The UAE Golden Visa is a long-term residence visa valid for 10 years, provided by the UAE government. Without requiring a conventional sponsor (such as an employer), it allows foreigners to live, work, study, and invest in the UAE. Offering long-term stability and flexibility, and letting you enjoy all the benefits of the Golden Residency Program, it is a highly attractive scheme for those who want to enhance their quality of life.
Who is eligible for the Golden Visa
The UAE Golden Visa covers several categories, including the following.
- Investors: those who make significant investments in the UAE
- Entrepreneurs: successful business owners
- Highly skilled professionals: doctors, scientists, C-level executives, specialists
- Students and graduates: outstanding students and top-performing graduates
- Distinguished contributors in the humanitarian field
- Frontline workers and Blue Visa holders (environmental protection, etc.)
* This article focuses on the Golden Visa for real estate investors, particularly investors in off-plan properties.
Why is the UAE Golden Visa popular?
You can leave the UAE for long periods
Unlike ordinary residence visas, there is no restriction causing it to expire if you leave the UAE for more than six months. This is a major advantage for those who live abroad or travel frequently.
Tax advantages of long-term UAE residency
The UAE is a country with a relatively simple, low-burden tax environment for residents. This is not a benefit limited to the Golden Visa, but a system common to UAE residents in general. That said, a key feature is that by obtaining the Golden Visa, you gain residency status that lets you stay in the UAE — with its tax environment — over the long term and with stability.
In general, no personal income tax, property holding tax, or inheritance tax is levied within the UAE (* excluding some industries and specific cases). On the other hand, if you have income, assets, or actual residence in another country, that country's tax system may continue to apply. Tax treatment varies from person to person, so it cannot be stated categorically. We can provide individual guidance on the details according to your situation, so please feel free to consult us.
The relationship between owning a company on the UAE mainland and the Golden Visa
In the UAE, any foreign investor can establish a 100% wholly-owned company on the mainland. By then obtaining the Golden Visa, you gain residency status allowing long-term, stable residence in the UAE, making it easier to continuously manage and operate your business and real estate investments.
Special benefits of the Golden Visa
Passport and emergency support
Emergency Return Document (ERD): If you lose or damage your passport abroad, you can obtain an Emergency Return Document (ERD) online within 30 minutes and re-enter the UAE within 7 days.
24-hour hotline: In emergencies, you can receive 24-hour support via the dedicated hotline +971 2 493 1133.
Crisis and evacuation support: If a natural disaster or political turmoil occurs abroad, you are covered by the UAE government's national-level evacuation and assistance plans.
Repatriation and end-of-life support: In the unfortunate event of death abroad, the UAE government assists with arranging the transport of remains, repatriation, and burial or cremation.
…and there are many other benefits as well.
Is the Golden Visa valid throughout the UAE?
Yes. It is valid in all seven emirates of the UAE. You can invest in real estate in one emirate and live in another. Also, residing outside the UAE does not affect the validity of the visa.
Can the Golden Visa be renewed?
Yes. As long as you continue to meet the conditions, it is renewable every 10 years. The main items required at renewal:
- Medical examination
- Payment of renewal fees
- Entry into the UAE
- Renewal of the Emirates ID
Can you sponsor family?
- Parents: ✅ Yes (can be sponsored)
- Sons: ✅ Yes (unmarried only)
- Daughters: ✅ Yes (unmarried only)
- Siblings: ❌ No (not eligible)
- Grandparents: ❌ No (not eligible)
Do you need to be in the UAE when applying?
Yes. To complete the Golden Visa procedures, you need to come to the UAE for a short period. After the procedures are complete, you can travel and stay freely.
Main application conditions for off-plan real estate
Property conditions
- Total value of AED 2 million or more (approx. USD 545,000 or more)
- Either of the following: a single off-plan property (AED 2 million or more) / multiple properties totaling AED 2 million or more
- All properties must be: under the same applicant's name / purchased from an approved developer
Documents required from the developer
Developer-issued SOA (Statement of Account)
The SOA is an official document issued by the developer that certifies the details of the off-plan property, the purchase price, the amount paid, and the registration status under the buyer's name. It is used as a key document when applying for the Golden Visa.
Oqood (provisional title deed)
An official pre-handover property registration document that certifies registration with the Dubai Land Department (DLD).
Documents required from the applicant
- Passport copy (at least 6 months of validity remaining)
- ICP-standard ID photo
- UAE-issued medical insurance (required): DHA Basic or comprehensive insurance
- Developer SOA (for off-plan cases)
- Name exactly matching the passport
- Previous Emirates ID (if applicable)
Is the Golden Visa limited to off-plan properties?
No. Both completed properties (resale) and off-plan properties are eligible.
About the costs of the Golden Visa
You qualify to apply by owning real estate worth AED 2 million (approx. USD 545,000). The government visa fee is approximately AED 9,000–15,000 (approx. USD 2,500–4,100) per main applicant. * Varies by emirate and service content.
What's included: government fees / Land Department-related fees / Emirates ID / medical examination (* additional fees such as typing centers are separate). For dependents (spouse and children), it is approximately AED 5,000–6,000 (approx. USD 1,400–1,650) per person.
If you want to sell the AED 2 million property after obtaining the Golden Visa
Yes, in that case you first need to cancel the Golden Visa. If you sell either the single AED 2 million property or, when combining multiple properties, the AED 2 million total, you fall below the conditions.
After the visa is issued, the relevant property is usually blocked from sale. However, renting is allowed, and you can continue to earn rental income.
Summary
In this article, we have brought together the essential information about the UAE Golden Visa in one place. As a long-term residence visa valid for 10 years, it enables living, working, and investing throughout the UAE, offering a high degree of freedom and stability. In particular, we have explained in detail for real estate investors (off-plan investors), covering everything from conditions, required documents, costs, renewal, and family sponsorship to points to note when selling.
The purpose of this article is to help you understand the system correctly and make decisions with confidence. We hope this article helps resolve your questions. For detailed consultations or individual guidance, please feel free to contact us.