Your Gateway to UAE Residency
Complete visa and business license solutions for property investors and entrepreneurs seeking long-term UAE residence
Check Your Golden Visa Eligibility
Find out if you qualify for UAE Golden Visa in 30 seconds. Select your investment type and enter the amount.
Complete Step-by-Step Application Process
From property purchase to Golden Visa approval — here's exactly what happens at each stage.
Property Purchase & Registration
Complete your property purchase and ensure it's registered with Dubai Land Department (DLD). The property must be:
- Minimum value: AED 2,000,000 (for Golden Visa) or AED 750,000 (for Investor Visa)
- Freehold property in designated areas
- Fully paid (or minimum 50% paid if mortgaged)
- Registered in your name at DLD
What you need: Property title deed (Oqood), passport copy, Emirates ID (if you have one).
Duration: 1-2 weeksEntry Permit Application
If you're outside the UAE, you need an entry permit first. If you're already in the UAE on a tourist or visit visa, you can skip this step.
- Submit application through GDRFA (General Directorate of Residency and Foreigners Affairs)
- Provide passport copy, photo, property title deed
- Pay entry permit fee (approx. AED 500)
What you need: Passport copy, passport-size photo, property title deed, application form.
Duration: 3-5 daysMedical Fitness Test
All UAE residence visa applicants must undergo a medical fitness test at an approved health center. This includes:
- Blood test (HIV, Hepatitis B & C, Syphilis)
- Chest X-ray (Tuberculosis screening)
- General health check
Cost: Approximately AED 300-500 per person. Results are valid for 3 months.
What you need: Passport, entry permit, Emirates ID application receipt.
Duration: 1-2 daysEmirates ID Application
Apply for your Emirates ID card at a Federal Authority for Identity and Citizenship (ICP) typing center or online.
- Biometric data collection (fingerprints, photo)
- Submit passport copy, medical fitness certificate, property title deed
- Pay Emirates ID fee (AED 370 for 10 years)
What you need: Passport, medical fitness certificate, property title deed, passport-size photo.
Duration: 1-2 weeks for card deliveryGolden Visa Application Submission
Submit your Golden Visa application through the ICP portal or GDRFA office. Required documents:
- Property title deed (minimum AED 2M value)
- Passport copy (valid for at least 6 months)
- Medical fitness certificate
- Emirates ID application receipt
- Passport-size photo (white background)
- No Objection Certificate (NOC) from property developer (if off-plan)
Application fee: AED 3,000 (10-year Golden Visa).
Duration: 1-2 weeksVisa Approval & Stamping
Once approved, you'll receive a notification to complete the visa stamping process:
- Visit GDRFA office or authorized typing center
- Submit original passport for visa stamping
- Pay visa stamping fee (included in application fee)
- Collect passport with Golden Visa stamp
What you need: Original passport, Emirates ID, approval notification.
Duration: 1-2 daysFamily Sponsorship (Optional)
Golden Visa holders can sponsor spouse, children, and parents. Each family member needs:
- Entry permit (AED 500 per person)
- Medical fitness test (AED 300-500 per person)
- Emirates ID (AED 370 per person for 10 years)
- Residence visa (AED 3,000 per person for 10 years)
- Marriage certificate (for spouse), birth certificates (for children), proof of relationship (for parents)
Total cost per family member: Approximately AED 4,500-5,000.
Duration: 2-4 weeks per family memberComplete Document Checklist
Prepare these documents before starting your Golden Visa application to avoid delays.
Main Applicant Documents
Family Sponsorship Documents
Complete Cost Breakdown
Transparent pricing for Golden Visa application — no hidden fees.
| Service / Fee | Description | Cost (AED) |
|---|---|---|
| Property Investment | Minimum property value for Golden Visa eligibility | 2,000,000 |
| Entry Permit | If applying from outside UAE (skip if already in UAE) | 500 |
| Medical Fitness Test | Blood test, chest X-ray, general health check | 300 - 500 |
| Emirates ID (10 years) | Biometric ID card valid for 10 years | 370 |
| Golden Visa Application | 10-year residence visa application and processing | 3,000 |
| Typing Center Fees | Document typing and submission assistance | 200 - 500 |
| Document Attestation | Marriage/birth certificate attestation (if needed) | 500 - 1,000 |
| TOTAL (Main Applicant) | 4,870 - 6,370 AED | |
Family Sponsorship Costs:
Each family member (spouse, children, parents) requires approximately AED 4,500 - 5,000 for:
• Entry permit (AED 500)
• Medical fitness test (AED 300-500)
• Emirates ID (AED 370)
• Residence visa (AED 3,000)
• Typing center fees (AED 200-500)
• Document attestation (AED 500-1,000)
Example: For a family of 4 (main applicant + spouse + 2 children), total cost is approximately AED 20,000 - 25,000 (excluding property investment).
Application Timeline
Realistic timeline from property purchase to Golden Visa approval.
Week 1-2: Property Purchase
1-2 weeksComplete property purchase, sign sales agreement, transfer funds, register with Dubai Land Department, receive title deed.
Week 2-3: Entry Permit
3-5 daysApply for entry permit (if outside UAE), submit documents, receive approval, enter UAE on entry permit.
Week 3: Medical Fitness Test
1-2 daysVisit approved health center, complete blood test and chest X-ray, receive medical fitness certificate within 24-48 hours.
Week 3-5: Emirates ID Application
1-2 weeksApply for Emirates ID, complete biometric data collection, submit documents, receive Emirates ID card by mail.
Week 4-6: Golden Visa Application
1-2 weeksSubmit Golden Visa application through ICP portal, upload all documents, pay application fee, await approval notification.
Week 6-7: Visa Stamping
1-2 daysReceive approval notification, visit GDRFA office, submit passport for visa stamping, collect passport with Golden Visa stamp.
Week 8-12: Family Sponsorship
2-4 weeksApply for family members' visas, complete medical tests, submit documents, receive approvals, complete visa stamping for all family members.
Total Timeline: 6-12 Weeks
From property purchase to Golden Visa approval (main applicant). Add 2-4 weeks for family sponsorship.
Common Rejection Reasons & How to Avoid Them
Learn from others' mistakes — here's what causes Golden Visa applications to be rejected.
Property Value Below Minimum
The property must be worth at least AED 2,000,000 for Golden Visa eligibility. If the property is valued below this threshold, the application will be rejected.
Ensure property valuation from Dubai Land Department shows minimum AED 2M. If you have multiple properties, you can combine them to reach the threshold.
Incomplete Documentation
Missing documents such as medical fitness certificate, Emirates ID application receipt, or attested marriage/birth certificates will result in rejection.
Use our complete document checklist above. Double-check all documents are attested, translated (if needed), and valid before submission.
Medical Fitness Test Failure
Applicants who test positive for HIV, Hepatitis B/C, Tuberculosis, or other communicable diseases will be rejected.
Complete medical fitness test at approved UAE health centers. If you have a pre-existing condition, consult with immigration advisors before applying.
Passport Validity Issues
Passport must be valid for at least 6 months from the date of application. Expired or soon-to-expire passports will cause rejection.
Renew your passport before applying if it expires within 6 months. Ensure all family members' passports are also valid.
Property Not Fully Paid
If the property is mortgaged, at least 50% must be paid. Applications with less than 50% equity will be rejected.
Ensure you've paid at least 50% of the property value before applying. Provide bank statements or mortgage documents as proof.
Incorrect Application Category
Applying under the wrong visa category (e.g., applying for Golden Visa when only eligible for Investor Visa) will result in rejection.
Use our eligibility checker above to confirm which visa category you qualify for before applying. Consult with immigration advisors if unsure.
Frequently Asked Questions
Everything you need to know about UAE Golden Visa through property investment.
Can I combine multiple properties to reach the AED 2M threshold?
Yes, you can combine multiple properties to meet the minimum AED 2,000,000 requirement for Golden Visa eligibility. All properties must be registered in your name at Dubai Land Department, and the combined value must equal or exceed AED 2M.
Can I apply for Golden Visa with a mortgaged property?
Yes, but you must have paid at least 50% of the property value. For example, if your property is worth AED 2,000,000, you must have paid at least AED 1,000,000. You'll need to provide mortgage documents and bank statements as proof of payment.
How long does the Golden Visa application process take?
The typical timeline is 6-12 weeks from property purchase to Golden Visa approval. This includes property registration (1-2 weeks), entry permit (3-5 days), medical fitness test (1-2 days), Emirates ID (1-2 weeks), Golden Visa application (1-2 weeks), and visa stamping (1-2 days). Family sponsorship adds an additional 2-4 weeks.
Can I sponsor my parents with Golden Visa?
Yes, Golden Visa holders can sponsor their parents. Each parent will need to complete the same process as other family members: entry permit, medical fitness test, Emirates ID, and residence visa. The total cost per parent is approximately AED 4,500-5,000.
What happens if I sell my property after getting Golden Visa?
Your Golden Visa remains valid for the full 10-year period even if you sell the property. However, when you renew your Golden Visa after 10 years, you'll need to meet the eligibility criteria again (either own property worth AED 2M+ or meet other Golden Visa requirements such as bank deposit or business investment).
Can I work in the UAE with Golden Visa?
Yes, Golden Visa holders can work in the UAE without needing a separate work permit. You can be self-employed, start your own business, or work for a company. You do not need a sponsor to work, and you can own 100% of your business in most sectors.
Do I need to live in the UAE full-time with Golden Visa?
No, Golden Visa holders are not required to live in the UAE full-time. You can stay outside the UAE for extended periods without your visa being cancelled. However, you must visit the UAE at least once every 180 days to maintain your Emirates ID validity.
Can I apply for Golden Visa with off-plan property?
Yes, you can apply for Golden Visa with off-plan property, but you must have paid at least AED 2,000,000 (or 50% of the property value, whichever is higher). You'll need a No Objection Certificate (NOC) from the developer and proof of payment. The property must be registered with Dubai Land Department.
What are the tax implications of Golden Visa?
The UAE has no personal income tax, no capital gains tax on residential property, and no inheritance tax. Golden Visa holders enjoy the same tax benefits as UAE residents. However, if you're a US citizen or tax resident of another country, you may still have tax obligations in your home country. Consult with a tax advisor familiar with international tax law.
Can I apply for UAE citizenship after getting Golden Visa?
UAE citizenship is granted on a case-by-case basis and is very rare. Golden Visa holders are not automatically eligible for citizenship. However, exceptional individuals (investors, entrepreneurs, scientists, artists, etc.) may be nominated for citizenship by the UAE government. Property investment alone does not qualify for citizenship.
Comprehensive Residency Solutions
From Golden Visa applications to business licenses, we provide complete UAE residency solutions through our certified immigration partners. Whether you’re investing in property or starting a business, we’ll guide you through every step of the residency process.
- Golden Visa: AED 2M+ property, 10 years
- Investor Visa: AED 750K+ property, 2 years
- Business Visa: AED 21K+ license, 2 years
- Family Sponsorship: Dependent visas 2 or 10 years
Busness Ownership
Full foreign ownership allowed in UAE businesses, unlike other countries requiring local partners or sponsors.
Initial Approval
Fast-track processing for qualified applicants with complete documentation and certified immigration support.