Golden Visa through Property: Minimum Investment and Eligibility for 2025

Securing a UAE Golden Visa through property investment has become one of the most desirable pathways for international investors seeking longterm stability in the UAE. Whether you want a Dubai residency visa or are looking to solidify a property investor visa UAE, this route offers lasting benefits.

In this guide, we explain how to apply for Golden Visa with property ownership, what counts as property eligibility for UAE Golden Visa, the minimum investment for UAE Golden Visa 2025, and why getting a long-term visa through real estate is so attractive.

What Is a Golden Visa & Why It Matters

The Golden Visa is a residency permit valid for 5 or 10 years, renewable, that allows investors to live in the UAE without needing a local sponsor. It enables you to include your spouse, children, and sometimes parents. For those considering golden visa property UAE options, it transforms a property purchase from just an investment into a route to long term residency, access to services, and enhanced mobility.

Eligibility and Minimum Investment for UAE Golden Visa 2025

To qualify for the 10-year Golden Visa as a property investor in UAE, you must meet specific real estate criteria and investment thresholds. This ensures the investment reflects a genuine long-term commitment.

Minimum Investment Threshold

The minimum property investment for UAE Golden Visa 2025 is AED 2,000,000 (approximately USD 545,000).

This threshold can be met by owning one or more residential or commercial properties, provided the combined market value is at least AED 2 million.

Property Eligibility Criteria

To ensure your investment qualifies for the long-term visa through real estate, your property must satisfy the following criteria:

The property must be in a freehold area, allowing you to hold full legal title ownership.

Mortgaged properties are acceptable, provided the financing is from a UAE-approved bank and your equity in the property (the amount you have paid off, not the loan) is at least AED 2 million. A No Objection Certificate (NOC) from the bank is required for the application.

It can be either a ready/completed property or an off-plan property. For off-plan projects, they are typically eligible if they are at least 50% complete and the investor has paid at least the AED 2 million threshold toward the property’s value.

Joint ownership is allowed; however, to qualify, each individual applicant’s share must separately meet the required AED 2 million investment threshold.

Step-by-Step Application Process

The application process for the property investor visa for UAE follows a clear path, requiring meticulous preparation and adherence to the guidelines of the respective authority (like the DLD in Dubai or the ICP for federal services).

1. Confirm Eligibility & Select Property

The journey begins by confirming that your investment meets the core criteria. Verify your property’s total market value meets the AED 2 million minimum threshold. If financing is involved, ensure your paid-up equity is also AED 2 million and the property type (freehold, off-plan, ready) complies with all specific eligibility rules.

2. Obtain Ownership Documentation

Secure the necessary proof of ownership. This means obtaining the official Title Deed (from the Dubai Land Department or equivalent) once the purchase is complete. For mortgaged properties, you must secure a No Objection Certificate (NOC) from your bank that clearly details the loan balance and your equity.

3. Gather and Certify Required Documents

Prepare your comprehensive application file. This includes your valid passport, a recent photo, and documentation of valid UAE Health Insurance. Crucially, you must also obtain a letter from the relevant Land Department confirming the AED 2 million property valuation. Ensure any non-Arabic documents are legally translated and attested.

4. Submit Application via Official Channels

The formal submission is made online through the appropriate governmental platform, typically the ICP Smart Services portal or the designated local department portal (e.g., DLD in Dubai). This step involves uploading all prepared documents and paying the initial application fees.

5. Initial Approval and Status Change

Following the initial review, you will receive a pre-approval notification. A vital intermediate step here is often the mandatory cancellation of any existing UAE residence visa you hold before you can proceed to the final stages of the Golden Visa process.

6. Complete Medical & Biometrics

Proceed to a government-approved health center to undergo the mandatory medical fitness test. Concurrently, you must visit an authorized center to submit your biometrics (fingerprints and high-resolution photos) for your security checks and Emirates ID processing.

7. Final Approval, Fee Payment, and Issuance

After successfully passing the medical and security checks, you will receive final governmental approval. Settle the remaining visa and Emirates ID fees. Once finalized, your 10-year Golden Visa will be stamped in your passport, and your physical Emirates ID will be delivered, granting you full long-term residency benefits.

Key Benefits of Long-Term Visa through Real Estate

Obtaining the Golden Visa through property investment provides exceptional security, stability, and legal rights, making it far more than just a residency stamp.

10-Year Renewable Residency:

Enjoy exceptional long-term stability and security in the UAE with a visa that renews every ten years.

Extended Stay Outside UAE:

Unlike standard visas, the Golden Visa allows holders to remain outside the UAE for extended periods (often more than the standard six months) without invalidating their residency.

Self-Sponsored Security:

The visa is self-sponsored, completely removing the need for an employer or local national sponsor (No Sponsor Required).

Family Sponsorship:

You can sponsor your spouse and children (regardless of their age), and also include your parents, securing long-term stability for your entire family.

Business Autonomy:

Gain full legal rights to establish and own a business on the UAE mainland without a local partner (100% foreign ownership).

Domestic Support:

The visa allows you to sponsor any number of domestic helpers, adding convenience for long-term residents.

Access to Services & Privileges:

Enjoy full access to essential UAE services (education, healthcare, banking) and benefit from the Esaad Privilege Card, which offers exclusive discounts on attractions and services.

Financial Advantage:

While holding the property, benefit from the potential for capital growth plus the opportunity to earn rental income.

Competitor Gaps & Greendeck’s Added Value

Many real estate agencies or investment advisories talk about the Golden Visa in broad strokes, but often miss or underplay certain details that make a big difference:

• Clarity on how mortgages / payment plans count toward the AED 2 million requirement, including what equity is acceptable, the role of NOCs, and proof needed. Greendeckensures you understand this in your planning.
• Offplan property conditions as not all offplan units are eligible; developers must be approved, payments up to certain thresholds, valuation or escrow requirements. Some firms gloss over this. Greendeck guides clients to offplans that fully meet eligibility.
• Document readiness & processing timelines as many investors underestimate how long the title deed takes or what valuation certificates or approvals must accompany the application. We help streamline that.
• Postapproval maintenance; ensuring that the property ownership remains valid, payments are uptodate, and compliance with visa conditions (if any) so the visa remains valid over its term.

Conclusion

Getting a UAE Golden Visa through property investment is a powerful strategy in 2025 for those seeking longterm residency, stability, and dual advantages of investment + residency. By understanding property eligibility for UAE Golden Visa, ensuring minimum investment for UAE Golden Visa 2025, and following the step-by-step guide to UAE Golden Visa for investors, you can navigate the process with confidence.

At Greendeck Real Estate, we assist investors not only in finding the right property, but also in preparing the documentation, ensuring eligibility, and making sure your property investment leads you smoothly to that coveted longterm visa.