UAE Golden Visa.
A longer view.
Golden Visa advisory for investors, professionals and families. From eligibility and document review to application coordination, medical, biometrics and Emirates ID.
A blank instrument
Nothing is filed until we know which category you qualify under. The assessment comes first, and it is the only step that can save you the cost of the rest.
- 01 Eligibility assessed
- 02 Documents prepared
- 03 Submitted to the authority
- 04 Approved
- 05 Biometrics & Emirates ID
- 06 Residency issued
What is the UAE Golden Visa?
A long-term, renewable UAE residence programme for investors, entrepreneurs, exceptional talents, skilled professionals and outstanding students — offering stability without a local sponsor, and residency for eligible family members.
Five or ten years
The length follows your category, and the residency renews as long as you continue to meet its conditions.
You sponsor yourself
No local sponsor, and no tie to an employer. Your residency does not end when a job does.
Longer absences allowed
More flexibility on time spent outside the UAE than an ordinary residence permit permits.
Dependants included
Eligible holders can sponsor a spouse and children, subject to the applicable family sponsorship requirements.
Two-year investor visa
A company investor or partner residency route may suit you when your immediate goal is to establish and run a UAE business. This is a separate residence permit from the Golden Visa.
Company-linked residency
Two-year investor or partner residence permits are available through qualifying company routes. The applicable authority confirms your eligibility, documents and permit duration.
Golden Residency
A longer-term route with its own investment, talent or other category requirements. Holding a company licence does not automatically qualify you for it.
Choose with an expert
We review your company structure and residency goals, then explain the suitable route, renewal requirements and family application options.
See the RAKEZ investor/partner visa checklist for an example of this route. Requirements depend on the issuing authority.
Golden Visa eligibility
These are alternative routes, not stages. You qualify through one of them — whichever fits your profile.
| Route | Core requirement | Typical term |
|---|---|---|
| Real estate investor | Qualifying UAE property with a total value of at least AED 2 million. | 10 years |
| Salaried professional | Employed on a qualifying salary with a certified degree and an attested employment contract. | 10 years |
| Entrepreneur | An innovative, technology-based or future-oriented project, with authority or accredited-incubator approval. | 10 years |
| Fixed bank deposit | A fixed deposit of AED 2 million held in a local UAE bank. | 10 years |
| Public investor | Investment in approved funds, government bonds or company capital. | 10 years |
| Outstanding student | 95%+ at secondary level, or a GPA of 3.8+ from an accredited university. | 5–10 years |
| Exceptional talent | Doctors, scientists, inventors, creatives, executives, athletes and specialists, on authority recommendation. | 10 years |
| Humanitarian & frontline | Recognised humanitarian pioneers and frontline personnel under dedicated criteria. | 5 or 10 years |
Duration and eligibility depend on the applicant's category and the requirements of the competent UAE authority. Approval is never guaranteed by any agent.
Dubai property investor Golden Visa
The most common way in. Own UAE property worth AED 2 million or more and you can apply. Mortgaged properties are eligible, off-plan properties are eligible, and you can combine several properties to reach the threshold.
Owned outright
Property worth AED 2 million or more, owned in your name, qualifies for a renewable 10-year residency.
Mortgaged still counts
A mortgage does not disqualify you anywhere in the UAE. You need a letter or NOC from your bank confirming the amount paid and the mortgage details.
Combine several
You can add multiple properties together to reach the AED 2 million threshold and apply for the Golden Visa on the total.
Off-plan from 20%
You can apply once you have paid 20% of an eligible off-plan property worth AED 2 million or more, and received your Oqood — the initial contract of sale.
Two-year property investor visa
A separate, renewable residency route for eligible Dubai property owners. It is not a Golden Visa.
Sole ownership
If you are the sole owner of a property in Dubai, you may apply without a minimum property value requirement under the current Dubai Land Department criteria.
Joint ownership
If the property has multiple owners, each co-owner applying must hold a share valued at AED 400,000 or more. The threshold applies to the applicant’s share, not just the total property value.
Other application requirements and authority approval still apply. View Dubai Land Department’s current criteria.
Talk to an expertBring these required documents
- Passport copy
- Passport-size photograph
- Emirates ID, if applicable
- Current UAE residence permit, if applicable
- Title Deed or e-Certificate of Title
- Property ownership and value documentation
- Bank letter or NOC, for mortgaged property
Not sure your property qualifies?
Send the title deed and payment documents. We run a preliminary assessment and tell you which route applies — or that none does yet, and what would change that.
Request an assessmentThe Golden Visa application process
Eight stages, run in order, with one case handler throughout. You always know which stage you are at and what happens next.
Eligibility assessment
We review your profile and determine which Golden Residency category applies.
Document review
Your documents are checked and anything missing is identified before submission, not after.
Application preparation
Prepared and coordinated through the appropriate UAE authority.
Approval or nomination
We monitor the application and keep you updated on its position.
Medical examination
The required medical is scheduled and coordinated.
Biometrics
Emirates ID biometric capture, with appointment support.
Residency & Emirates ID
Golden Residency and Emirates ID issued under the applicable procedure.
Family applications
Once your residency is established, eligible dependants follow.
Priority handling and family
For clients who want a dedicated case handler and the fastest route the authorities allow.
What priority handling includes
- Dedicated case handler, start to finish
- Eligibility assessment and document review
- Application coordination with the authority
- Priority appointments, where available
- VIP medical and biometrics assistance
- VIP pick-up and drop-off for medical and biometrics appointments, by arrangement
- Coordinated transport for eligible family members attending appointments
- Emirates ID and insurance assistance
Eligible investor cases may complete in as little as 2–5 working days where documents are complete. This depends on government approval and appointment availability, and is not a government guarantee.
Who you can sponsor
Spouse
Marriage certificate and supporting documents.
Children
Birth certificates and supporting documents.
Parents & in-laws
Where permitted under the relevant category and authority requirements.
Marriage and birth certificates may require attestation, legalisation or translation depending on the route and country of issue.
UAE Golden Visa FAQs
Eligibility, property investment, documents and family residency — explained before you apply.
What is the UAE Golden Visa?
A long-term, renewable residence programme for eligible investors, entrepreneurs, exceptional talents, skilled professionals, outstanding students and other qualifying categories.
What documents do I need for a Golden Visa assessment?
The documents depend on your category. Start by telling us your residency goal and whether you are applying through property, employment, investment or another route. THAJ will provide a document checklist for your assessment. Property applicants can review the property investor document guide.
How much does Golden Visa application support cost?
The scope depends on your category, document preparation, appointments and any family applications. Ask THAJ for an itemised quotation distinguishing advisory fees from government and third-party charges before proceeding. Payment for assistance does not guarantee approval.
How long is a Golden Visa valid?
Duration depends on the category and the applicable authority. Current UAE guidance includes both 5-year and 10-year routes, and both are renewable.
Can I qualify through property?
Yes. Dubai's DLD provides a route for qualifying real-estate investors where property purchase value reaches at least AED 2 million.
Can I use a mortgaged property?
Yes, subject to the applicable requirements and the bank documentation confirming the amount paid and mortgage details.
Can I combine multiple properties?
Dubai DLD guidance currently allows one or more properties to be counted where the value and ownership conditions are satisfied.
Does it require a job or an employer?
No — Golden Residency is designed as a self-sponsored route. Some categories, such as certain salaried professional routes, do involve employment evidence, but the programme is not tied to a single employer.
Can I sponsor my family?
Eligible holders can sponsor qualifying family members, subject to the applicable rules for their category.
Can I stay outside the UAE for more than six months?
Golden Residency allows greater flexibility on time spent outside the UAE than an ordinary residence permit.
Can you process my application from outside the UAE?
Certain application and entry routes are available depending on category and authority. The specific route should be assessed before applying.
Is approval guaranteed?
No. Final eligibility and approval are determined solely by the competent UAE authority. Any agent promising a guaranteed outcome is misrepresenting the process.
Can I lose my Golden Visa?
Golden Residency can be affected if the ongoing conditions of your category, or applicable UAE regulations, are not maintained. Specific circumstances should be assessed with the relevant authority or a legal advisor.
Start with the assessment
Before anything is filed, we tell you which route you qualify for — or that you do not qualify yet, and precisely what would change that.
No filing fee is worth paying for an application that was never going to be approved.
- Document-led eligibility assessment
- Investor, talent and family routes
- Priority processing for eligible cases
- One case handler, start to finish
Support for your next steps
Speak with THAJ about the support you need, from your first application to business and family matters.
- Business Setup Advisory
- Bank Account Assessment
- Trade Licence Advisory
- Visa Consultation
- Family Visa Guidance
- Golden Visa Advisory
- PRO Services
- Insurance Assistance
- Attestation & Translation Assistance
- Property Conveyancing Assistance
Specialist services are coordinated with the appropriate providers where required. Visa, banking and other approvals remain with the relevant authority or institution.