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Obtaining a UAE Residence Visa by Investment in Real Estate. Service offer

Offer for Obtaining a UAE Residence Visa by Investment in Real Estate: for owners of real estate worth under AED 2 000 000 and over AED 2 000 000 (“golden” visa).

Contents

  1. Major advantages of a residence visa
  2. Residence visa for owners of real estate (worth under AED 2 000 000)
    1. Main conditions and requirements
    2. Visa application: required documents, procedure, and time frame
      1. The basic package of documents
      2. Procedure
      3. Time frame
  3. Fees for obtaining a residence visa*
  4. “Golden” residence visa for owners of real estate worth over AED 2 000 000
    1. Main conditions and requirements
    2. Visa application: required documents, procedure, and time frame
      1. The basic package of documents
      2. Procedure
      3. Time frame
  5. Fees for obtaining a residence visa*

The United Arab Emirates is a federate state located on the Arabian Peninsula and consisting of 7 emirates: Abu Dhabi, Ajman, Dubai, Ras Al Khaimah, Umm al Quwain, Fujairah, and Sharjah.

A fast-growing economy, business-friendly environment, developed infrastructure, high standard of living, no tax on personal income, multicultural and safe environment – these are the reasons why the UAE attracts investors and highly qualified specialists from around the world.

Major advantages of a residence visa

enables to live in the country;

enables to become a tax resident (subject to additional conditions);

enables to open a bank account;

enables to rent property under an official contract;

enables to connect mobile services;

enables to obtain a driving licence.

UAE real estate owners are eligible for 2 kinds of residence visas:

1) 2-year visa for owners of Dubai real estate.

Note: As of May 2026, the requirements for real estate have changed:

  • for a sole owner, there is no requirement for the property value;
  • for a jointly owned property, the applicant’s share must be at least AED 400 000 (~ USD 109 000).

To keep such visa valid, it is necessary to enter the UAE at least once every 6 months (not to be absent from the country for more than 6 months).

2) 10-year visa (“golden” visa) for owners of real estate worth over AED 2 000 000 (~ USD 545 000).

The requirement to visit the UAE every 6 months does not apply to golden visa holders.

Residence visa for owners of real estate (worth under AED 2 000 000)

Main conditions and requirements

Amount of investment in real estate:
  • any, no requirement for the property value for a sole owner;
  • at least AED 400 000 (per applicant) for joint owners.

Eligible real estate includes not only completed property fully owned by the applicant, but also, subject to additional conditions, off-plan property and mortgaged property.

Investors over 60 years of age need additional permission to obtain a residence visa;

After getting his residence visa, the investor can apply for residence visas for his family members;

Validity period of a residence visa is 2 years. Upon expiry, a residence visa can be renewed for another 2-year period without limitation on the number of renewals, provided the investor continues to own the qualifying property;

It is necessary to retain the investment during the entire validity period of the visa. In the case of sale of the real estate, a residence visa is subject to cancellation;

This category of visa gives no right of work in the UAE. Investor’s family members can work, provided the employer sponsors their work visa (thus, the status of a residence visa will change).
IMPORTANT: To maintain a residence visa, one needs to enter the country at least once every 180 days. This requirement applies to all visa holders, both the investor and the family members holding visas.

Visa application: required documents, procedure, and time frame

The basic package of documents

  • title deed (an electronic copy) for a property in the Emirate of Dubai (excluding the DIFC);
  • Non-Objection Certificate from the bank (if the property is mortgaged), or a bank statement showing the buyer’s payments under the purchase contract (if the property is developer-financed);
  • passport copy;
  • digital photo (passport-size, against a white background);
  • certificate of no criminal record issued in the UAE;
  • health insurance.

Procedure

Approval from several authorities is required:

  • obtain a certificate of no criminal record from the Dubai Police Department;
  • submit the documents to the migration authority and await the decision on the application;
  • undergo a medical examination and get the biometrics collected;
  • obtain a residence visa and ID card – Emirates ID.

Time frame

It takes around 3 – 4 weeks to get an investor visa.

After getting his residence visa, the investor can apply for residence visas for his family members

  • spouse,
  • minor children,
  • unmarried adult daughters,
  • adult sons under 25 years of age,
  • dependent parents (a visa for parents is issued for 1 year).

To apply for visas for family members, one will need:

  • passports,
  • a current visa,
  • photos,
  • health insurance,
  • legalized documents confirming the relationship (marriage certificate, birth certificate),
  • Non-Objection Certificate.
For detailed advice on the procedure, documents and calculation of the total cost of obtaining residence visas, please contact a GSL consultant.

Fees for obtaining a residence visa*

Services
Fees (USD)
Obtaining an investor residence visa, including:
· payment of all government fees related to the visa and ID card;
· preparing, executing and agreeing the necessary documentation with the authorities;
· accompanying the applicant to the Police Department and the Dubai Land Department for submitting an application;
· accompanying the applicant to a medical clinic for medical examination;
· accompanying the applicant to the Federal Migration Service for biometrics;
· submitting documents for processing;
· filing an application for and obtaining a resident’s card;
· selecting an insurance company for getting health insurance.
Note: the cost of health insurance is payable by the applicant additionally
6 490
Obtaining a residence visa for the investor’s family member (except a residence visa for a parent), including:
· payment of all government fees related to the visa and ID card;
· preparing, executing and agreeing the necessary documentation with the authorities;
· accompanying the applicant to a medical clinic for medical examination;
· accompanying the applicant to the Federal Migration Service for biometrics;
· submitting documents to the migration authority for issuing a visa;
· filing an application for and obtaining a resident’s card;
· selecting an insurance company for getting health insurance.
Note: the following expenses are payable by the applicant additionally:
· cost of health insurance;
· translation and consular legalization of documents that prove the relationship (birth certificates, marriage certificates), Non-Objection Certificates.
4 950
Obtaining a residence visa for the investor’s parent, including:
· payment of all government fees related to the visa and ID card;
· preparing, executing and agreeing the necessary documentation with the authorities;
· accompanying the applicant to a medical clinic for medical examination;
· accompanying the applicant to the Federal Migration Service for biometrics;
· submitting documents to the migration authority for issuing a visa;
· filing an application for and obtaining a resident’s card;
· selecting an insurance company for getting health insurance.
Note: the following expenses are payable by the applicant additionally:
· cost of health insurance;
· translation and consular legalization of documents that prove the relationship
5 280

“Golden” residence visa for owners of real estate worth over AED 2 000 000

Main conditions and requirements

Amount of investment in real estate – from AED 2 000 000;

Requirements for the real estate:
  • from 3 October 2022, applicants are allowed to purchase not only ready-to-move-in properties, but also off-plan properties from the approved developers;
  • from 3 October 2022, applicants are allowed to purchase properties using loans from certain local banks;
  • applicants are allowed to own several properties with a total value of more than AED 2 000 000.

Investors over 60 years of age need additional permission to obtain a residence visa;

Validity period of a residence visa is 10 years. Upon expiry, a residence visa can be renewed for another period;

After getting his residence visa, the investor can apply for residence visas for his family members: spouse, minor children, unmarried adult daughters, adult sons receiving full-time education, dependent parents (a visa for parents is issued for 1 year);

This category of visa gives no right of work in the UAE. Investor’s family members can work, provided the employer sponsors their work visa (the status of a residence visa will change).

Visa application: required documents, procedure, and time frame

The basic package of documents

  • title deed;
  • passport, current visa;
  • digital photo (passport-size, against a white background);
  • health insurance.

Procedure

The visa application is handled by the Dubai Land Department.

After getting his residence visa, the investor can apply for residence visas for his family members:

  • spouse,
  • minor children,
  • unmarried adult daughters,
  • adult sons under 25 years of age,
  • dependent parents (a visa for parents is issued for 1 year).

Time frame

It takes 2 – 3 weeks to get an investor visa.

To apply for visas for family members, one will need:

  • passports,
  • a current visa,
  • photos,
  • health insurance,
  • legalized documents confirming the relationship (marriage certificate, birth certificate),
  • Non-Objection Certificate.
For detailed advice on the procedure, documents and calculation of the total cost of obtaining residence visas, please contact a GSL consultant.

Fees for obtaining a residence visa*

Services
Fees (USD)
Obtaining an investor residence visa, including:
· payment of all government fees related to the visa and ID card;
· preparing, executing and agreeing the necessary documentation with the authorities;
· accompanying the applicant to the Dubai Land Department for submitting an application;
· accompanying the applicant to a medical clinic for medical examination;
· accompanying the applicant to the Federal Migration Service for biometrics;
· submitting documents for issuing and stamping a visa;
· filing an application for and obtaining a resident’s card;
· selecting an insurance company for getting health insurance.
Note: the cost of health insurance is payable by the applicant additionally
7 865
Obtaining a residence visa for the investor’s family member (except a residence visa for a parent), including:
· payment of all government fees related to the visa and ID card;
· preparing, executing and agreeing the necessary documentation with the authorities;
· accompanying the applicant to a medical clinic for medical examination;
· accompanying the applicant to the Federal Migration Service for biometrics;
· submitting documents to the migration authority for issuing and stamping a visa;
· filing an application for and obtaining a resident’s card;
· selecting an insurance company for getting health insurance.
Note: the following expenses are payable by the applicant additionally:
· cost of health insurance;
· translation and consular legalization of documents that prove the relationship (birth certificates, marriage certificates), Non-Objection Certificates
5 335
Obtaining a residence visa for the investor’s parent, including:
· payment of all government fees related to the visa and ID card;
· preparing, executing and agreeing the necessary documentation with the authorities;
· accompanying the applicant to a medical clinic for medical examination;
· accompanying the applicant to the Federal Migration Service for biometrics;
· submitting documents to the migration authority for issuing and stamping a visa;
· filing an application for and obtaining a resident’s card;
· selecting an insurance company for getting health insurance.
Note: the following expenses are payable by the applicant additionally:
· cost of health insurance;
· translation and consular legalization of documents that prove the relationship.
4 950

*The fees are valid as at June 2026.

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from USD 6 490
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