UAE 10-Year Golden Visa: Residency by Property Investment
There are 3 options: property investor visa, Golden visa 10 years and Retirement Golden visa 5 years.
This page is only for information and does not constitute a formal legal advice. For a tailored advice regarding Dubai or UAE residency, please contact us.
Golden visa – 10 years
This visa is UAE-wide visa, issued by the Federal General Directorate of Residency and Foreigners Affairs (GDRFA). However, the property ownership is administered and verified by each emirate, such as Dubai Land Department (DLD) or Sharjah Real Estate Registration Department etc. Once the visa is issued (by the Federal authority), it allows to live anywhere in the UAE for 10 years.
Advantages of having a Golden visa
Other than being for 10 years (longer than any other visas), it does not get cancelled if you leave the UAE for more than 180 days. It allows to work or run a business in the UAE, including on the mainland. Golden visa holders can sponsor their spouse, children of any age, parents and even domestic help.
How much is the minimum investment in Dubai property?
The value of property has to be minimum AED 2 million, which is equivalent of GBP 400,000 or USD 545,000. Can be a combined value of several properties.
Can it be on a mortgage?
Yes, a property can be mortgaged as long as the total value of property (or several properties) amounts to AED 2 million.
Can a property be owned jointly?
Yes, you can team up with someone else as long as the value of your share is minimum AED 2 million.
Can it be off-plan property?
Yes, it can be any type of property, including off-plan.
Can I buy a property in my company’s name?
No, to qualify for a Golden visa it has to be a property registered in your personal name. A company ownership isn’t allowed, even if the company is 100% owned by you, even if it is a company in a free zone or an offshore structure of the RAKICC.
However, if the person’s share in a company is valued at AED 2 million, could potentially qualify for a Golden visa as a company investor, not a property investor. We have a page here to compare personal vs company property ownership.
Will I pay tax if I rent it out if I own a property in my name?
If you own a property in your personal name and receive rental income, it won’t be taxable in the UAE because there is no income tax. It may be added to your personal tax liability in your home country or in a country where you are a tax resident.
Will I pay tax when buying a property?
Yes, 4% tax in Dubai, 2% in Abu Dhabi.
Will I pay Capital Gains Tax when I sell my property?
There is no Capital Gains Tax in UAE, so you won’t pay it if you sell a property owned in your personal name. You may incur a personal CGT in your home country or a country of your tax residency.
Is there Inheritance tax?
No, there is no inheritance tax in UAE. There may be some fees to transfer ownership to another person’s name.
What types of property can I buy and where?
Foreign nationals can buy in designated "Freehold Areas" in Dubai and UAE.
How do I get Emirates ID and a bank account?
We can help with the Emirates ID process, we have also a page here on how to do it yourself. There is a digital WIO bank with multi-currency accounts (like Wise or Revolut) once you have your Emirates ID. You can also deal with a more traditional bank, like Emirates NBD.
What does my visa allow to do? Can I work in the UAE?
Yes, you can keep your visa and also work for someone else, including a shop or a company on the mainland. You can keep your own visa, but your employer has to get a work permit to employ you.
Do I also need income or savings to qualify for this visa?
No, not for the visa application. You still need to budget for your living costs and healthcare, if you are planning to live in Dubai.
How much time do I have to spend in the UAE to keep this visa?
Golden visa holders have a fantastic flexibility: they are exempt from the 180-day residency law. This visa does not get cancelled if you leave the UAE for more than 180 days.
Can I renew this visa?
Yes, if you continue to meet the requirements, such as continue to own a property in the UAE. The Government will put a charge on your property to ensure you keep it during the 10 years of the visa. If you sell it, you have to buy another one to maintain the AED 2 million value in order to keep a visa.
Will I have to do a new Emirates ID and medical when renewed, or can I keep the same one?
You will have to apply for a new visa, do a new medical and obtain a new Emirates ID. Then update your bank, phone company etc, with your new EID.
Can I include my family as dependants?
Yes, Golden visa holders can include a spouse, children of any age, parents as well as sponsor domestic workers.
Can I work as a freelancer?
Yes, but subject to obtaining a freelance permit from a free zone (most popular) or economic department. You do not need to change your property visa.
Can I set up a business in a free zone?
Yes, you can, you don’t have to change your property visa, it will be independent on the business.
Does this visa allow to study?
Yes, it allows to study for the main property owner and dependants. No need to apply for a separate permit.
Can I apply for this visa from outside UAE?
Yes, you can apply for an eVisa for 60 days, enter within 60 days and finalise your visa in the UAE, having done medical and Emirates ID.
Can I come as a tourist and switch to this visa inside UAE?
Yes, you can. Makes a massive difference from the UK where visitors cannot switch a status. Once in the UAE, you can apply for a change of status if you meet the requirements.
Is Dubai Golden visa the same as permanent residency?
No, Dubai / UAE Golden visa is valid for 10 years. UAE does not offer a permanent residency status, unlike the UK Indefinite Leave to Remain or the USA Green Card.
Instead, a Golden visa can be renewed for another 10 years if you continue to meet requirements, such as keep the property or investments of AED 2 million.
Retirement visa is for 5 years and also renewable subject to maintaining property or investments of AED 1 million or the required minimum income. It is similar to a Golden visa and often unofficially called Golden Retirement Visa.