The UAE Golden Visa is the premier long-term residence system, offering a 10-year, renewable visa to attract and retain global investors and top talent. For those looking to establish a permanent base in Dubai, the real estate and public investment paths offer the clearest route to securing this prestigious residency.
Here is a comprehensive, step-by-step guide to the Golden Visa process for investors, fully backed by the latest official government guidelines for 2025.
I. Understanding the Core Benefits of the Golden Visa
The Golden Visa offers distinct advantages that traditional residency permits do not, enabling a life of stability and flexibility in the UAE:
10-Year Renewable Residency: Provides long-term certainty for you and your family [Source: ICP].
No Sponsor Required: The visa is self-sponsored, granting full independence from an employer or local partner.
Extended Stay Abroad: Holders are exempt from the rule that invalidates a residency if the holder stays outside the UAE for more than six consecutive months [Source: GDRFA Dubai].
Full Family Sponsorship: You can sponsor your spouse and children, regardless of their age [Source: $\text{u.ae}$].
Domestic Staff: Ability to sponsor an unlimited number of domestic helpers.
Crisis Support (New for 2025): Recent initiatives by the Ministry of Foreign Affairs (MoFA) and ICP include a 24/7 dedicated hotline and the 30-minute “Return Document” service for use in emergencies like passport loss abroad.
II. Pathway 1: The Real Estate Investor Golden Visa
This is the most popular route in Dubai, administered primarily through the Dubai Land Department (DLD) and GDRFA.
Minimum Investment Threshold
To qualify, the applicant must meet the following criteria [Source: GDRFA Dubai Service – Issuing a golden residence permit (investors)]:
| Requirement | Details | Official Documentation Needed |
| Minimum Value | AED 2,000,000 (Two Million Dirhams). | Property Status Statement Certificate issued by the DLD. |
| Ownership Structure | Must own one or more properties under the applicant’s name. Multiple properties can be combined to reach the AED 2M threshold. | Title Deed(s) or e-Title Deed. |
| Property Status | Mortgaged property qualifies. A No-Objection Certificate (NOC) from the local bank must be provided, showing the paid amount and the remaining balance. | Bank NOC and Mortgage Statement. |
| Eligible Property | Both ready and off-plan properties can qualify, provided they are registered with the DLD in an approved freehold zone. | Title Deed (Ready) or Oqood registration (Off-Plan). |
Real Estate Application Process (Dubai-Specific)
In Dubai, the process for real estate investors is often streamlined through the DLD’s specialist centres:
Pre-Check & Valuation: Obtain the Property Status Certificate and, if applicable, a valuation certificate from a DLD-licensed office.
Initial Approval: Submit the application through the DLD Cube or an accredited Amer Service Centre in Dubai.
Medical & Biometrics: Complete the required medical fitness test and biometrics (fingerprinting) for the Emirates ID at an authorised facility.
Final Submission & Issuance: The application is evaluated by the GDRFA Dubai. Upon final approval, the 10-year residency permit is issued.
III. Pathway 2: The Public Investment Golden Visa
This route is for individuals investing capital into the UAE’s economy through other means:
Investment Threshold
The applicant must provide evidence of a public investment valued at a minimum of AED 2,000,000 through one of the following methods [Source: $\text{u.ae}$ Official Portal]:
Financial Deposit: Submission of a letter from an accredited investment fund in the UAE stating that the investor has a deposit of AED 2 million or more.
Company Capital: Submission of a valid commercial or industrial license and a memorandum of association proving that the investor’s capital is not less than AED 2 million.
IV. Application Fees and Final Steps
The total cost can fluctuate based on dependents and processing methods (Amer Centre vs. online). The following is an approximation of the key government fees for the main applicant through the DLD/GDRFA in Dubai:
| Fee Component | Approximate Cost (AED) | Source |
| Medical Examination | AED 700 | Standard Health Authority Fee |
| Emirates ID (10 years) | AED 1,153 | ICP/GDRFA Fee |
| Residency Issuance (10 years) | AED 2,857 | GDRFA Fee |
| DLD Administrative Fees | AED 4,020 | DLD/Amer Centre Fee |
| Total Estimated Government Fees | ∼AED 9,685 | GDRFA/DLD service pages (excluding third-party agent fees) |
Final Application Channels
Investors can apply through the following official channels:
Amer Service Centres: In-person centres that process GDRFA applications quickly.
GDRFA Dubai Official Website: For online submission via UAE Pass login.
ICP UAE Smart App: For initial and renewal applications to the Federal Authority.
❗ Official Disclaimer (Crucial Note for Readers):
The information provided in this guide is sourced from official UAE government entities and is current as of late 2024/early 2025. However, UAE visa laws, conditions, and fees are set by the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP) and the General Directorate of Residency and Foreigners Affairs (GDRFA), and are subject to change without prior notice. Always confirm the latest requirements directly through official government channels (e.g., $\text{u.ae}$, ICP, or DLD) or an accredited Amer Centre before commencing your application.
