UAE (Golden Visa)
Migration Program Details & Application
Program Overview
Project Description
• Policy Nature: The Golden Visa, established by the UAE Federal Government (based on Federal Decree No. 29 of 2021 and Cabinet Resolution No. 65 of 2022), is a long-term residency program for real estate investors, entrepreneurs, and highly skilled professionals. Applicants do not require a local sponsor (Kafeel), are not restricted by employers, and can freely live, work, and do business in the UAE. Residency periods exceeding six months do not automatically expire, and applicants can bring their spouses, children, and parents.
• Visa duration: Real estate investors are granted a 10-year residency visa. The visa can be renewed upon expiry, provided that the investment remains compliant.
• Investment threshold:
• Standard threshold: The total value of real estate under your name is 2 million dirhams (approximately US$545,000) or more, which can be achieved through a combination of one or more properties.
Ras Al Khaimah: Also requires 2 million dirhams, but due to lower land prices, a larger property can actually be purchased.
• Diversified investment options (latest adjustments):
• Completed property: A completed residential property with a valid title deed in the UAE, located in a designated freehold area.
• Off-plan property: A property purchased off-plan from a developer approved by the UAE government, provided the total price meets the requirements.
• Mortgaged property: Can be purchased through a bank loan, but a Certificate of No Objection (NOC) issued by the bank and relevant loan documents are required to prove that the equity portion meets the requirements.
• Combined properties: You can own multiple properties, as long as the total value reaches 2 million dirhams.
• Joint ownership: Joint ownership by spouses or other individuals is permitted, with the share ratio determined according to land registration rules.
• Family sponsorship: Cardholders can sponsor their spouse, minor or unmarried children (no upper age limit), and parents, all of whom can obtain the same 10-year residency permit. An unlimited number of domestic workers can be sponsored simultaneously.
• Property purchase and residency status are tied: The visa requires the investment to remain valid. If the property is sold before two years of visa approval and a replacement property of equal value is purchased in a timely manner, the visa may be cancelled.
Key policy changes in 2026:
• Elimination of down payment requirement (from February 2026): Previously, property investors were required to pay at least 50% or 1 million dirhams at the time of application. Under the new policy, investors no longer need to pay 50% in advance; they only need the total property valuation to meet the 2 million dirham threshold.
• Unified Digital Process (Agreement signed in April 2026): Dubai's GDRFA and DLD will integrate the three residency pathways—Golden Visa, Retirement Visa, and Short-Term Property Visa—into a single digital channel. Applicants no longer need to obtain an asset verification letter from DLD before submitting it to GDRFA for review. The entire process is completed on a single GDRFA backend, with DLD providing valuation and title verification data in real time. Processing time has been reduced from an average of 8 weeks to approximately 2-4 weeks.
• New eligible groups (2025-2026): Content creators, teachers, nurses, e-sports players, Waqf (Islamic Charity Foundation) donors, etc. are also included in the application eligibility.
• Policy Nature: The Golden Visa, established by the UAE Federal Government (based on Federal Decree No. 29 of 2021 and Cabinet Resolution No. 65 of 2022), is a long-term residency program for real estate investors, entrepreneurs, and highly skilled professionals. Applicants do not require a local sponsor (Kafeel), are not restricted by employers, and can freely live, work, and do business in the UAE. Residency periods exceeding six months do not automatically expire, and applicants can bring their spouses, children, and parents.
• Visa duration: Real estate investors are granted a 10-year residency visa. The visa can be renewed upon expiry, provided that the investment remains compliant.
• Investment threshold:
• Standard threshold: The total value of real estate under your name is 2 million dirhams (approximately US$545,000) or more, which can be achieved through a combination of one or more properties.
Ras Al Khaimah: Also requires 2 million dirhams, but due to lower land prices, a larger property can actually be purchased.
• Diversified investment options (latest adjustments):
• Completed property: A completed residential property with a valid title deed in the UAE, located in a designated freehold area.
• Off-plan property: A property purchased off-plan from a developer approved by the UAE government, provided the total price meets the requirements.
• Mortgaged property: Can be purchased through a bank loan, but a Certificate of No Objection (NOC) issued by the bank and relevant loan documents are required to prove that the equity portion meets the requirements.
• Combined properties: You can own multiple properties, as long as the total value reaches 2 million dirhams.
• Joint ownership: Joint ownership by spouses or other individuals is permitted, with the share ratio determined according to land registration rules.
• Family sponsorship: Cardholders can sponsor their spouse, minor or unmarried children (no upper age limit), and parents, all of whom can obtain the same 10-year residency permit. An unlimited number of domestic workers can be sponsored simultaneously.
• Property purchase and residency status are tied: The visa requires the investment to remain valid. If the property is sold before two years of visa approval and a replacement property of equal value is purchased in a timely manner, the visa may be cancelled.
Key policy changes in 2026:
• Elimination of down payment requirement (from February 2026): Previously, property investors were required to pay at least 50% or 1 million dirhams at the time of application. Under the new policy, investors no longer need to pay 50% in advance; they only need the total property valuation to meet the 2 million dirham threshold.
• Unified Digital Process (Agreement signed in April 2026): Dubai's GDRFA and DLD will integrate the three residency pathways—Golden Visa, Retirement Visa, and Short-Term Property Visa—into a single digital channel. Applicants no longer need to obtain an asset verification letter from DLD before submitting it to GDRFA for review. The entire process is completed on a single GDRFA backend, with DLD providing valuation and title verification data in real time. Processing time has been reduced from an average of 8 weeks to approximately 2-4 weeks.
• New eligible groups (2025-2026): Content creators, teachers, nurses, e-sports players, Waqf (Islamic Charity Foundation) donors, etc. are also included in the application eligibility.
Eligibility & Requirements
Application requirements
There is no scoring system; the review process is primarily based on the following hard criteria:
• Real estate investor pathway:
• Investment amount: Total real estate value of the applicant's property holdings ≥ 2 million dirhams (approximately US$545,000), including completed properties, off-plan properties, mortgaged properties, or combined projects.
• Property rights requirements: All properties must be registered in the applicant's name and located in a freehold area.
Property type: Can be residential or commercial, and can be an apartment, villa, or commercial space. A valid title deed is required.
• For mortgaged property: A Certificate of No Objection (NOC) from the bank is required, confirming that a portion of the payment has been made. This certificate must be submitted along with the loan documents.
• Off-plan properties: Must have a sales agreement with the developer and proof of payment completed. The developer must be registered and approved by the UAE government.
• Applicants must complete the ID entry and medical examination procedures within the UAE.
General application requirements:
• Valid passport (with at least 6 months of remaining validity)
• Pass the physical examination (health check report)
• Provides health insurance coverage within the UAE
• Certificate of no criminal record (must be officially certified by the UAE)
• Personal photo (compliant with ICP specifications)
• If accompanying family members: A marriage certificate, birth certificate (notarized and authenticated by the UAE Embassy or Consulate in China), and valid family medical insurance in the UAE are required.
There is no scoring system; the review process is primarily based on the following hard criteria:
• Real estate investor pathway:
• Investment amount: Total real estate value of the applicant's property holdings ≥ 2 million dirhams (approximately US$545,000), including completed properties, off-plan properties, mortgaged properties, or combined projects.
• Property rights requirements: All properties must be registered in the applicant's name and located in a freehold area.
Property type: Can be residential or commercial, and can be an apartment, villa, or commercial space. A valid title deed is required.
• For mortgaged property: A Certificate of No Objection (NOC) from the bank is required, confirming that a portion of the payment has been made. This certificate must be submitted along with the loan documents.
• Off-plan properties: Must have a sales agreement with the developer and proof of payment completed. The developer must be registered and approved by the UAE government.
• Applicants must complete the ID entry and medical examination procedures within the UAE.
General application requirements:
• Valid passport (with at least 6 months of remaining validity)
• Pass the physical examination (health check report)
• Provides health insurance coverage within the UAE
• Certificate of no criminal record (must be officially certified by the UAE)
• Personal photo (compliant with ICP specifications)
• If accompanying family members: A marriage certificate, birth certificate (notarized and authenticated by the UAE Embassy or Consulate in China), and valid family medical insurance in the UAE are required.
Application Process & Advice
suggestion
• Clarify your goal: This is a residency visa, not a "permanent green card": The Golden Visa is a long-term residency visa that needs to be renewed every 10 years. It cannot be used indefinitely to obtain immigration/passport. If you wish to eventually obtain UAE citizenship, you must live in the UAE for a sufficient period of time (at least 20 years) and pass an extremely stringent naturalization process. Chinese citizens must renounce their original nationality.
• Seize the policy window and apply directly under the unified new process: Since April 2026, Dubai has integrated the three major property-related visas into a single digital system—the 10-year Golden Visa, the 5-year Retirement Visa, and the 2-year Property-linked Visa—significantly reducing processing times. If you are primarily seeking long-term residency, you can directly apply for the 10-year Golden Visa under the 2 million AED category, bypassing the old two-step process.
• Financial preparation: Comprehensive assessment of the property and expenses:
• Investment in real estate: The total value of the properties must be ≥ 2 million dirhams (combined properties are acceptable).
• Government visa fee: approximately AED 9,884.75 (including medical examination fee AED 700, 10-year card production fee AED 1,153, residence permit confirmation fee AED 2,856.75, DLD service fee AED 4,020, and administrative fee AED 1,155).
• Family guarantor fee: An additional approval fee of approximately AED 5,774.50 will be charged for each guarantor family member.
• Special taxes and fees for off-plan properties: such as the transfer registration fee for 4% DLD (based on the property price), administrative fees, etc.
• Third-party service fees: Additional service fees apply if an authorized service center (Amer) or legal representation is used, and these fees vary from organization to organization.
• Health Insurance: Local medical insurance (not travel insurance) must be purchased for all family members sponsored in the UAE. The annual premium is approximately AED 2,000-6,000 per person.
• Choose the best type of investment property:
• Multiple Properties (Highly Flexible Strategy): If no single property meets the AED 2 million threshold, multiple properties can be held to accumulate the required total value. Currently, multiple properties in Dubai, Abu Dhabi, and Ras Al Khaimah are accepted, making this strategy particularly suitable for families seeking to maximize returns and own properties across the UAE.
• Mortgage-backed property purchases (significantly increased acceptance): Under the new policy, mortgaged properties backed by banks are fully compliant, requiring only a bank No Objection Certificate (NOC) and repayment records (showing partial payments; specific review standards vary by case). Abu Dhabi has additional requirements for mortgage-backed property purchases: the applicant's equity stake must be ≥ AED 2 million (if the total property price is AED 5 million, the outstanding loan balance cannot exceed AED 3 million) to ensure that the individual's actual investment meets the threshold.
• Off-plan properties meet the following requirements: the developer must be government-approved and registered, and the purchased off-plan unit must have a valid title deed (Oqood). Currently, there are no specific down payment requirements for applications.
• Key areas of focus:
• Differences in processing in Dubai, Abu Dhabi, and Ras Al Khaimah:
• Dubai (GDRFA+DLD): All applications should be processed through the Dubai Land Department (DLD) and GDRFA, now integrated into a new unified system for faster processing.
• Abu Dhabi (TAMM/ADRO): Nomination must be obtained through the Abu Dhabi Residents Office (ADRO), and investors must have an equity stake of at least AED 2 million. ADRO does not issue visas directly but nominates applicants to the ICP for final residency grant. Be sure to understand the application requirements in advance.
• Ras Al Khaimah (ICP): Applications are processed by the ICP (Federal Authority for Identity and Citizenship), and the property price threshold is also 2 million dirhams.
• Document Compliance: Mortgaged properties must have a bank NOC and repayment records; multiple properties must be registered in the applicant's name. All marriage certificates, birth certificates, etc., not in Arabic, must be authenticated and translated by a licensed translation agency in the UAE.
• We recommend taking advantage of the 2026 down payment cancellation window: Starting in February 2026, there will be no need to pay the 50% property payment in advance when applying; only a qualified property valuation is required. For those who only own off-plan properties and have not yet taken possession at the time of application, this adjustment helps you process your residency application earlier without needing a large upfront down payment.
UAE Golden Visa Application Process
1. Confirm eligibility and select compliant properties:
• Check the existing title deed to assess whether the property value meets the threshold. If not, combine multiple properties to obtain 2 million dirhams.
• Ensure all properties are located in freehold areas and that the registered owner's name matches their passport.
• If purchasing off-plan properties, it is only permitted to purchase from developers approved and registered by the government.
2. Prepare application materials:
• Color scanned copies of passport pages (valid for at least 6 months), a personal photograph, and a copy of your current UAE ID (if applicable).
• Title Deed, E-Certificate of Title, or Oqood Certificate (for off-plan properties)
• If a mortgage loan is involved: A No Objection Certificate (NOC) issued by the bank, confirming the amount paid and listing the outstanding loan balance.
• Bank statement/loan confirmation (clearly stating the loan balance and the amount paid)
• Notarized and certified translation of marriage certificate, and birth certificates of children (if accompanying family members).
• Certificate of no criminal record (must be authenticated by the UAE Embassy or Consulate in China)
• Medical insurance policy covering the UAE (for all family applicants)
3. Submit your application through official channels:
• Dubai: Submit your medical appointment through the GDRFA unified portal or DLD's Golden Visa (now integrated into a single automated system), or through the GDRFA channel with the assistance of an authorized service center recognized by DLD (such as an EGSH or Amer representative).
• Abu Dhabi: Apply through the TAMM platform, or be nominated by ADRO and then transferred to the ICP for processing.
Ras Khaima: Submit directly through ICP Smart Services.
• You need to complete the online document upload and qualification verification once when submitting.
4. Complete the medical examination and biometric data entry within the UAE:
• Applicants must enter the UAE and undergo a medical examination (including X-ray and blood test) at an authorized medical examination center as scheduled.
• After completion, proceed to the designated location of the ICP to have your fingerprints recorded and photos taken to confirm your personal biometric information.
• All applicants aged 16 and above must complete the above process within the territory.
5. Pay official fees:
• As of press time, the standard fee for a Golden Visa is approximately 9,884.75 dirhams per main applicant (including the aforementioned fees such as medical examination).
• The approval fee for family sponsorship is approximately 5,774.50 dirhams per person.
• The cost of creating a family file is approximately 318.75 dirhams.
Other administrative service fees are payable separately as needed.
6. Obtain the Golden Visa and UAE ID Card (ICP):
Once approved, the residence permit will be granted via email/ICP digital system query and download.
• Applicants will receive an electronic residence permit (e-Residency Permit) and a physical UAE ID card.
• The 10-year validity period is based on the date of license issuance.
Total time: It is estimated to take about 2-4 weeks from full submission to obtaining a license, and the time will be further reduced after the unified digital system goes live.
• Clarify your goal: This is a residency visa, not a "permanent green card": The Golden Visa is a long-term residency visa that needs to be renewed every 10 years. It cannot be used indefinitely to obtain immigration/passport. If you wish to eventually obtain UAE citizenship, you must live in the UAE for a sufficient period of time (at least 20 years) and pass an extremely stringent naturalization process. Chinese citizens must renounce their original nationality.
• Seize the policy window and apply directly under the unified new process: Since April 2026, Dubai has integrated the three major property-related visas into a single digital system—the 10-year Golden Visa, the 5-year Retirement Visa, and the 2-year Property-linked Visa—significantly reducing processing times. If you are primarily seeking long-term residency, you can directly apply for the 10-year Golden Visa under the 2 million AED category, bypassing the old two-step process.
• Financial preparation: Comprehensive assessment of the property and expenses:
• Investment in real estate: The total value of the properties must be ≥ 2 million dirhams (combined properties are acceptable).
• Government visa fee: approximately AED 9,884.75 (including medical examination fee AED 700, 10-year card production fee AED 1,153, residence permit confirmation fee AED 2,856.75, DLD service fee AED 4,020, and administrative fee AED 1,155).
• Family guarantor fee: An additional approval fee of approximately AED 5,774.50 will be charged for each guarantor family member.
• Special taxes and fees for off-plan properties: such as the transfer registration fee for 4% DLD (based on the property price), administrative fees, etc.
• Third-party service fees: Additional service fees apply if an authorized service center (Amer) or legal representation is used, and these fees vary from organization to organization.
• Health Insurance: Local medical insurance (not travel insurance) must be purchased for all family members sponsored in the UAE. The annual premium is approximately AED 2,000-6,000 per person.
• Choose the best type of investment property:
• Multiple Properties (Highly Flexible Strategy): If no single property meets the AED 2 million threshold, multiple properties can be held to accumulate the required total value. Currently, multiple properties in Dubai, Abu Dhabi, and Ras Al Khaimah are accepted, making this strategy particularly suitable for families seeking to maximize returns and own properties across the UAE.
• Mortgage-backed property purchases (significantly increased acceptance): Under the new policy, mortgaged properties backed by banks are fully compliant, requiring only a bank No Objection Certificate (NOC) and repayment records (showing partial payments; specific review standards vary by case). Abu Dhabi has additional requirements for mortgage-backed property purchases: the applicant's equity stake must be ≥ AED 2 million (if the total property price is AED 5 million, the outstanding loan balance cannot exceed AED 3 million) to ensure that the individual's actual investment meets the threshold.
• Off-plan properties meet the following requirements: the developer must be government-approved and registered, and the purchased off-plan unit must have a valid title deed (Oqood). Currently, there are no specific down payment requirements for applications.
• Key areas of focus:
• Differences in processing in Dubai, Abu Dhabi, and Ras Al Khaimah:
• Dubai (GDRFA+DLD): All applications should be processed through the Dubai Land Department (DLD) and GDRFA, now integrated into a new unified system for faster processing.
• Abu Dhabi (TAMM/ADRO): Nomination must be obtained through the Abu Dhabi Residents Office (ADRO), and investors must have an equity stake of at least AED 2 million. ADRO does not issue visas directly but nominates applicants to the ICP for final residency grant. Be sure to understand the application requirements in advance.
• Ras Al Khaimah (ICP): Applications are processed by the ICP (Federal Authority for Identity and Citizenship), and the property price threshold is also 2 million dirhams.
• Document Compliance: Mortgaged properties must have a bank NOC and repayment records; multiple properties must be registered in the applicant's name. All marriage certificates, birth certificates, etc., not in Arabic, must be authenticated and translated by a licensed translation agency in the UAE.
• We recommend taking advantage of the 2026 down payment cancellation window: Starting in February 2026, there will be no need to pay the 50% property payment in advance when applying; only a qualified property valuation is required. For those who only own off-plan properties and have not yet taken possession at the time of application, this adjustment helps you process your residency application earlier without needing a large upfront down payment.
UAE Golden Visa Application Process
1. Confirm eligibility and select compliant properties:
• Check the existing title deed to assess whether the property value meets the threshold. If not, combine multiple properties to obtain 2 million dirhams.
• Ensure all properties are located in freehold areas and that the registered owner's name matches their passport.
• If purchasing off-plan properties, it is only permitted to purchase from developers approved and registered by the government.
2. Prepare application materials:
• Color scanned copies of passport pages (valid for at least 6 months), a personal photograph, and a copy of your current UAE ID (if applicable).
• Title Deed, E-Certificate of Title, or Oqood Certificate (for off-plan properties)
• If a mortgage loan is involved: A No Objection Certificate (NOC) issued by the bank, confirming the amount paid and listing the outstanding loan balance.
• Bank statement/loan confirmation (clearly stating the loan balance and the amount paid)
• Notarized and certified translation of marriage certificate, and birth certificates of children (if accompanying family members).
• Certificate of no criminal record (must be authenticated by the UAE Embassy or Consulate in China)
• Medical insurance policy covering the UAE (for all family applicants)
3. Submit your application through official channels:
• Dubai: Submit your medical appointment through the GDRFA unified portal or DLD's Golden Visa (now integrated into a single automated system), or through the GDRFA channel with the assistance of an authorized service center recognized by DLD (such as an EGSH or Amer representative).
• Abu Dhabi: Apply through the TAMM platform, or be nominated by ADRO and then transferred to the ICP for processing.
Ras Khaima: Submit directly through ICP Smart Services.
• You need to complete the online document upload and qualification verification once when submitting.
4. Complete the medical examination and biometric data entry within the UAE:
• Applicants must enter the UAE and undergo a medical examination (including X-ray and blood test) at an authorized medical examination center as scheduled.
• After completion, proceed to the designated location of the ICP to have your fingerprints recorded and photos taken to confirm your personal biometric information.
• All applicants aged 16 and above must complete the above process within the territory.
5. Pay official fees:
• As of press time, the standard fee for a Golden Visa is approximately 9,884.75 dirhams per main applicant (including the aforementioned fees such as medical examination).
• The approval fee for family sponsorship is approximately 5,774.50 dirhams per person.
• The cost of creating a family file is approximately 318.75 dirhams.
Other administrative service fees are payable separately as needed.
6. Obtain the Golden Visa and UAE ID Card (ICP):
Once approved, the residence permit will be granted via email/ICP digital system query and download.
• Applicants will receive an electronic residence permit (e-Residency Permit) and a physical UAE ID card.
• The 10-year validity period is based on the date of license issuance.
Total time: It is estimated to take about 2-4 weeks from full submission to obtaining a license, and the time will be further reduced after the unified digital system goes live.