Dubai Golden Visa via property, end-to-end.

What qualifies, and what doesn't

The 10-year Golden Visa via property is governed by Cabinet Decision No. 65 of 2022 and subsequent ministerial decisions issued by the UAE Federal Authority for Identity, Citizenship, Customs and Port Security (ICP).

Property eligibility

• AED 2 million minimum value — verified by DLD title deed or recent DLD valuation
• Residential property only — commercial and hotel units don't qualify for this visa pathway
• Fully paid or mortgaged with AED 2M+ owner equity — mortgaged properties qualify only if the owner has invested at least AED 2 million of their own capital
• Title deed in the applicant's name — off-plan units qualify only after handover
• Located in approved freehold areas where foreign ownership is permitted

Applicant requirements

• Valid passport (minimum 6 months remaining)
• Good-conduct certificate from country of origin, legalised through foreign ministry and UAE embassy
• Medical fitness clearance from a DHA-approved centre
• Health insurance valid for the visa duration
• Proof of funds showing AED 2M+ from accounts under the applicant's name

The 2-year vs 10-year decision

2-Year Investor Visa

AED 750,000 property investment. Renewable. Often used as a bridge while accumulating more property. Permits sponsorship of spouse and children under 18 (or under 21 if in education).

10-Year Golden Visa

AED 2,000,000 property investment. Renewable. Key advantages:

• Adult children sponsorship — unmarried sons and daughters of any age
• No sponsor requirement — visa holder doesn't need an employer sponsor
• Extended absences permitted — the standard 6-month re-entry requirement is significantly relaxed
• 10-year validity reducing renewal frequency
• Family stability with longer duration

For most HNW applicants, the additional AED 1.25M property investment is justified by family flexibility and reduced renewal burden.

The administrative bottlenecks we plan around

Good-conduct certificate legalisation

Required from every country where the applicant has lived for six months or more in the last five years. Processing times vary dramatically:

• US citizens: 2–3 weeks via FBI background check then State Department authentication
• UK citizens: 4–6 weeks via ACRO Criminal Records Office and FCO legalisation
• EU citizens: 3–8 weeks depending on country and apostille requirements
• Some African and Asian jurisdictions: 3–4 months in practice

Then add 1–2 weeks for UAE embassy legalisation. We recommend starting this process in parallel with property search — it's responsible for more Golden Visa delays than any other step.

Title deed transfer timing

Newly purchased completed property: DLD title deed transfer typically 30–60 days. Off-plan units: title deed only issued at handover and full payment completion. Filing before the title deed shows the applicant's name results in automatic rejection.

Bank statement reconciliation

Proof of funds must show AED 2M+ from accounts under the applicant's name. Third-party transfers — even from spouses — can trigger additional scrutiny. If funds came from overseas property sale, business equity, or other source, supporting documentation is required. Organise this before applying.

Medical fitness

Conducted at DHA-approved centres in Dubai. Straightforward for most. Conditions that can delay approval include active tuberculosis, untreated hepatitis, and certain communicable diseases — typically require treatment and clean re-test.

How we structure relocation engagements

Discovery and timeline mapping

30-minute call covering target timeline, family composition, country of origin, capital, and whether the move is primary residence or investment. We map the critical path — which workstreams run in parallel and where realistic completion dates fall.

Property selection

If for primary residence, criteria differ from pure investment — school proximity, lifestyle, family-fit. We run our standard property diligence with relocation-specific weights.

Documentation coordination

We don't file visa applications — that's handled by licensed PRO (Public Relations Officer) partners specialising in UAE immigration. We coordinate document preparation, ensure parallel processing, and flag potential issues before they delay the application.

Settlement support

School shortlisting, banking introductions, healthcare provider selection, household setup logistics. We work with established Dubai service providers across each category.