Golden Visa
Residence right
- Issued by
- ICP / GDRFA
- Duration
- 5 or 10 years
- Substance test
- None — residence right only
- Documents needed
- Property, salary or qualification proof
- Required for
- Living in UAE, family sponsorship
UAE Golden Visa: a 5- or 10-year residence on your own terms.
The UAE Golden Visa is a 5- or 10-year residence with no employer sponsor. Six eligibility tracks. Family included. Spouse, children of any age, parents and one domestic worker on the same file.
From AED 2M property investment to specialised-talent appointments at AED 30,000/month. Processed end-to-end in 2-8 weeks. We file with ICP and GDRFA directly, no middleman.
The UAE Golden Visa is a 5 or 10-year residence with no sponsor required.
The UAE Golden Visa is a long-term residence permit granted under Cabinet Decision No. 65 of 2022, valid 5 or 10 years, with no requirement for an employer sponsor and full right to sponsor family members of any age. Eligibility runs across six tracks: real-estate investor, public or company investor, entrepreneur, specialised talent, scientist, and outstanding student or graduate.
Holders can leave the UAE for unlimited periods without their residence being cancelled, can sponsor adult children regardless of marital status, and can apply directly without a job offer or work permit. The visa renews on the same criteria that qualified you originally.
2-year, 5-year and 10-year UAE residence visas at a glance
The visa comes in three durations. The 2-year track is the entry-level real estate investor visa — own UAE property worth AED 750,000 or more. Five-year tracks are usually entrepreneurship-led or talent-led; 10-year tracks require a higher financial threshold or formal recognition. All three renew on the same logic.
Property route
- 2-yearOwned AED 750K+ (renewable real estate investor visa)
- 5-yearNot a standard property pathway
- 10-yearOwned AED 2M+ (handover required, off-plan excluded)
Entrepreneur route
- 2-year—
- 5-yearApproved start-up, project AED 500K+, incubator endorsement
- 10-yearNot available (entrepreneur track is 5-year only)
Public / company investor
- 2-year—
- 5-yearNot available via this route
- 10-yearAED 2M public-fund deposit or AED 2M UAE company capital
AED 10M consolidated wealth
- 2-year—
- 5-year—
- 10-yearAED 10M+ aggregated across UAE property, funds and company capital
Talent route
- 2-year—
- 5-yearRecognised artists, cultural figures, athletes with federation endorsement
- 10-yearPhDs, classified scientists, specialists with AED 30K+ salary (MOHRE Level 1 or 2)
Student route
- 2-year—
- 5-yearOutstanding UAE high-school graduates (top 1%)
- 10-yearUniversity graduates, GPA 3.8+, accredited UAE university or QS top-100
Sponsor required
- 2-yearNo
- 5-yearNo
- 10-yearNo
Out-of-country rule
- 2-yearCancelled after 6 months abroad
- 5-yearNo cancellation for absence
- 10-yearNo cancellation for absence
Family inclusion
- 2-yearSpouse and children
- 5-yearSpouse, children, parents
- 10-yearSpouse, children, parents, one domestic worker
Six tracks to a UAE Golden Visa
Most applicants qualify under one of three: real-estate, specialised talent, or company-investor. The other three are narrower but explicit routes worth knowing.
Real-estate investor
Owned UAE property valued AED 2M+. Mortgaged property qualifies if equity meets the threshold (since Feb 2026 the 50% down-payment rule was removed). Off-plan property excluded; handover required.
Public/company investor
AED 2M deposit in an accredited UAE investment fund, AED 2M share capital in a UAE company (verifiable), or AED 10M total assets across UAE investments. Audited financials required.
Entrepreneur
5-year visa for founders of an approved start-up. Project value AED 500K+ in technical or future-sector activities. Requires endorsement from an accredited UAE incubator or business accelerator. We handle the company formation behind the application.
Specialised talent
10-year visa for PhDs, top specialists, senior medical professionals, classified scientists, recognised artists and cultural figures. Basic salary minimum AED 30,000/month with a Level 1 or Level 2 MOHRE job title.
Scientists & researchers
Recipients of the UAE Scientist Award or recommended by the Emirates Scientists Council. Authors of academic work or holders of major research grants. 10-year residence.
Outstanding students & graduates
Top 1% UAE high-school graduates (5-year). Top university graduates with GPA 3.8+ from accredited UAE universities or QS-top-100 international universities (10-year). Recent graduate window typically 2 years post-graduation.
AED 2M property route: what 2026 changed
The property route is the most-used UAE Golden Visa track. Three rule changes in early 2026 made it materially more accessible.
50% down-payment minimum to count toward AED 2M
- From Feb 2026No minimum down-payment; current equity is what counts
Single-property only counted
- From Feb 2026Multiple property portfolios can sum to AED 2M
Off-plan excluded
- From Feb 2026Off-plan still excluded (handover required)
Mortgaged equity unclear
- From Feb 2026Equity = market value minus outstanding loan
How equity is verified: Dubai Land Department (DLD) issues an official valuation. Bank statement of loan balance attached. The visa application uses the higher of purchase price or DLD valuation, minus outstanding mortgage. Because these thresholds are revised periodically, it is worth confirming the figure that applies on your filing date against the currently published guidance.
Below the Golden Visa threshold: you do not need AED 2M to get residency through property. Owning UAE real estate worth at least AED 750,000 qualifies you for a 2-year renewable real estate investor visa — the most common entry point for buyers who are not yet at the AED 2M mark. It carries the standard 6-month out-of-country rule, where the 10-year Golden Visa does not.
Holding the visa does not make you a UAE tax resident
The single most-misunderstood point in the SERP. A UAE Golden Visa grants you the right to reside; the Tax Residency Certificate (TRC) is a separate document issued by the FTA that proves you ARE a UAE tax resident. They are not the same.
UAE Tax Residency Certificate
Tax proof
- Issued by
- Federal Tax Authority
- Duration
- 1 year, renewable
- Substance test
- 183+ days in UAE, or centre of vital interests in UAE
- Documents needed
- Ejari + entry/exit history + UAE bank statements
- Required for
- Double-tax treaty access, CRS / FATCA reporting
To claim non-tax-residency in your home country under a double-tax treaty, you need the TRC, not the Golden Visa. We apply for the TRC after 6–12 months of UAE presence on your behalf.
Why a Golden Visa alone doesn't open every bank door
Holding the visa is necessary but not sufficient for UAE corporate bank account opening. Banks run their own substance, source-of-funds and AML checks regardless of your residence tier.
Personal banking
Almost universally available with a Golden Visa, salary letter and Emirates ID. Tier-1 banks (Emirates NBD, FAB, ADCB) open in 1-2 weeks. Salary account minimums vary AED 5K-25K.
Corporate banking
Tied to the company licence, not your personal visa. Activities such as crypto, gold trading and high-volume forex still get rejected by tier-1 banks even with a Golden Visa-holding owner. Digital banks (Wio, Mashreq Neo) are more flexible.
Wealth management
Private banking tiers (HSBC Premier, Emirates NBD Private, FAB First) typically require AED 750K-3M+ in investable assets in addition to residence. Golden Visa accelerates the onboarding window but doesn’t lower the AUM bar.
Investment broking
UAE brokerage accounts (e.g., Sarwa, Baraka, Dubai Financial Market) open in days with a Golden Visa + Emirates ID. International brokerages (Interactive Brokers, Saxo) accept Golden Visa holders for non-resident UAE accounts.
The 8 most common UAE Golden Visa rejection triggers
Roughly one in five Golden Visa nominations is rejected on the first submission. These are the avoidable triggers.
Property valuation below AED 2M
Purchase price counts only if it equals or exceeds the DLD valuation. A property bought at AED 1.95M will be rejected even if it has appreciated since. Wait until valuation crosses AED 2M with documentation, or top up the equity.
Off-plan property used as evidence
Off-plan units do not qualify, regardless of total contract value. Handover (with title deed and DLD registration) is required before the application can be filed.
Salary mismatch with MOHRE contract
For the specialised-talent track, the AED 30K salary must be exactly reflected in your MOHRE labour contract. A bonus paid separately does not count. Restructure the contract before applying.
University not on the QS top-100 list
The graduate route accepts QS-top-100 universities annually-updated list. Some applicants name their alma mater incorrectly or rely on an older ranking. Verify with the current year’s list.
Audited financials not signed by approved auditor
For the company-capital and AED 10M-investor routes, financials must be signed by a UAE-licensed audit firm registered with the Ministry of Economy. Foreign auditor signoffs are rejected.
Missing attestation on foreign documents
Marriage certificates (for spouse inclusion), university degrees (for graduate route) and parent dependency proof all need full three-stage attestation. Incomplete attestation is the second-most-common rejection.
Sponsor compliance history
Outstanding fines, unsettled court cases or expired previous-residence stamps trigger ICP system flags. Clear all open files before applying.
Photo specifications
White background, no glasses, no head cover (except religious), 35x45mm. Snapped at a non-approved photo studio is the silent rejection nobody mentions. Use an ICP-approved centre.
Golden Visa vs Green Visa vs Standard Investor Visa
The UAE has multiple long-term residence pathways introduced since 2022. They are not interchangeable. A clean comparison for founders deciding which to pursue.
Golden Visa
10 years · no sponsor
- Duration
- 10 years
- Sponsor
- None required
- Property threshold
- AED 2M
- Income / capital
- AED 30K salary or AED 2M capital
- Adult children
- Any age
- Out-of-country
- No cancellation for absence
- Best for
- Long-horizon settlers, HNWIs, top specialists
Green Visa
5 years · no sponsor
- Duration
- 5 years
- Sponsor
- None required
- Property threshold
- AED 1M
- Income / capital
- AED 15K salary or freelance permit
- Adult children
- Up to 25 (student)
- Out-of-country
- 6-month rule applies
- Best for
- Mid-tier professionals, freelancers, light property investors
Standard Investor Visa
2 years · tied to licence
- Duration
- 2 years
- Sponsor
- Company licence
- Property threshold
- N/A (uses licence)
- Income / capital
- Licence-dependent
- Adult children
- Up to 25 (student)
- Out-of-country
- 6-month rule applies
- Best for
- Founders running a UAE company
Standard Employment Visa
2 years · employer-tied
- Duration
- 2 years
- Sponsor
- Employer
- Property threshold
- N/A
- Income / capital
- Salary-dependent
- Adult children
- Up to 25 (student)
- Out-of-country
- 6-month rule applies
- Best for
- Employees in regular employment
Common questions about the UAE Golden Visa
Most tracks issue a 10-year visa: AED 2M property investor, AED 2M public/company investor, specialised talent at AED 30K+ salary, scientists, top-100 university graduates. The 5-year tier covers approved entrepreneurs and outstanding high-school graduates. Off-plan property does not qualify for either tier. Both durations renew on the same criteria that qualified you originally.
AED 2,000,000 in current equity (market value minus outstanding mortgage). Since February 2026 the previous 50% down-payment rule was removed and multiple-property portfolios can be summed. Off-plan property still does not qualify.
Yes, if your equity (DLD valuation minus loan balance) is AED 2M or more. A bank letter showing the outstanding loan and a current DLD valuation are submitted alongside the title deed.
AED 30,000/month minimum, reflected exactly in your MOHRE labour contract, in a Level 1 or Level 2 MOHRE-classified occupation (medical specialists, senior engineers, financial executives, classified scientists, recognised artists). The salary cannot be split into bonuses to reach the threshold.
Indicative all-in cost for a single applicant: AED 12,000-18,500 including government fees, medical, Emirates ID, insurance, attestation, translation and our service fee. Add roughly AED 5,000-15,500 per family member.
Standard processing: 2-8 weeks. Property and salaried-applicant routes are fastest (2-4 weeks). Specialised-talent and scientist routes that need ministry-level approval can take 8-12 weeks. Express VIP service compresses to 1-2 weeks at AED 1,500-3,000 extra.
Yes. Both parents (no salary minimum required), spouse, children of any age regardless of marital status, and one domestic worker are included on the Golden Visa file. This is the single biggest advantage over the standard family-visa route.
Property valuation below AED 2M, off-plan property used as evidence, salary not matching MOHRE contract, university not on the current QS top-100 list, audited financials signed by a non-UAE auditor, incomplete attestation on foreign documents, outstanding fines or open court cases, photo specifications not meeting ICP requirements.
Find out which Golden Visa track fits you.
Tell us your nationality, occupation, salary, UAE assets and family situation. Within 24 hours we send back the strongest track for your profile, the documents you need, total cost in AED and expected timeline. No obligation.
