What Are the Eligibility Requirements for a UAE Golden Visa Through Property Investment?

As someone who’s spent years analyzing Dubai’s property market through YallaValue, I’ve seen the Golden Visa evolve from a niche incentive into a major driver of property transactions. If you're wondering what it takes to qualify for this coveted long-term visa through real estate in 2025, here’s the clearest, most up-to-date breakdown I can offer.

The Standard Route: 10-Year Golden Visa

To secure the traditional UAE Golden Visa via property investment, you need to invest in completed or off-plan real estate worth at least AED 2 million. This property can be residential or commercial, and while it can be mortgaged, you must obtain a bank NOC (no objection certificate).

This path gives you:

• A 10-year renewable visa

• The ability to sponsor your spouse and children

• Freedom to live, work, or study in the UAE without a national sponsor

This is ideal for serious investors who want long-term residency and lifestyle stability

Other Options: 2-Year or 5-Year Residency for Lower Investment

Here’s where things have changed. Dubai—and the broader UAE—has opened up a 2-year and 5-year residency visa pathway for property investors who don’t meet the AED 2 million bar.

• 2-Year Property Investor Visa

  • Investment: Own a residential property in Dubai worth at least AED 750,000 (mortgaged properties accepted if you’ve paid a minimum of AED 750,000 and provide a bank NOC)

  • Validity: 2 years, renewable

  • Features: Can sponsor spouse and dependents; multiple entries; family reunification

• 5-Year Property Investor Visa

  • Investment: Own one or more freehold properties with a combined value of at least AED 1,000,000, fully paid or with a bank mortgage covering ≤ 50 % of the value

  • Validity: 5 years, renewable

  • Features: Longer-term family sponsorship; ideal for medium-term investors seeking stability

It’s not technically a “Golden Visa,” but it does offer a renewable stay and has made Dubai property more attractive to mid-tier investors.

Joint Ownership & Other Flexibilities

You can also apply as a joint owner with your spouse, as long as the total investment hits the AED 2 million mark. This opens the door to many couples who may co-invest in a home or income property.

Some emirates also allow easier conversion between visa types—so if you start with the 5-year visa and later buy more property to hit the AED 2M level, you can upgrade.

Final Thoughts

The UAE is clearly signaling its intent: real estate investors are welcome. Whether you're aiming for long-term residency or just want a secure 5-year foothold in Dubai, there are now multiple routes based on how much you invest and how your property is financed.

If you’re unsure what your current property is worth—or whether it qualifies—please don't hesitate to get in touch with us.