UAE Golden Visa – Your guide for 2026
As of early 2026, the UAE Golden Visa remains a cornerstone of the nation’s strategy to attract global talent and investment.This long-term residence permit allows foreigners to live, work, or study in the UAE without the need for a local sponsor, offering a stable and secure environment in a premier global business hub.
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1. What is the UAE Golden Visa?
The UAE Golden Visa is a long-term residence visa that makes it possible for you to live, work and study in the UAE, without having to have a sponsor. It is essentially a long term residence visa, aimed at attracting talent and investment to the country. And with expatriates making up more than 88% of the nation’s population of 10 million people, you’ll be in good company.
The visa gives you access to the whole of the UAE, which is comprised of seven ‘emirates’, or states. For this reason, it could just as easily be thought of as a Dubai Golden Visa or an Abu Dhabi Golden Visa. These two emirates and their namesake cities are home to the vast majority of UAE’s population, and are favourites for real estate investors.
2. Who is eligible for the UAE Golden Visa?
The UAE Golden Visa is open to people who are classified in specific groups by the UAE government. The following groups are eligible to apply for this visa:
- Scientists, PhD holders, and data experts
- Chief executives
- Medical doctors
- Outstanding students (specific grades apply)
- University graduates with a 3.8 GPA or higher
- Investors
- Real estate investors
- Entrepreneurs
Applying for the UAE Golden Visa as a property investor is the best route for many applicants and is highly attractive, given the value of real estate in the city. It is also the main focus of this article, but it’s worth noting that you can also apply for this visa if you are a member of any of the groups above.
3. How can I get a Golden Visa in the UAE via property investment?
There are three key steps to obtaining this visa via property investment in Dubai:
A. Identify and purchase a suitable property
To meet the real estate requirements for a UAE Golden Visa, you must purchase a property or group of properties worth at least 2 million Dirhams (£430,000). Once you have done this, you will need to acquire a letter from the land department of whichever emirate you have bought in which states this fact. Dubai is by far the most popular part of the UAE to invest in property, and it is home to a dizzying mix of futuristic architecture, luxury shopping, and nightlife.
B. Assemble the necessary documents
When applying for the visa you will need to present a number of documents:
- Valid passport from your country of residence
- E-copy of property title deeds
- Valid health insurance certificate
- Personal photo
- Previous ID or visa for the UAE (if renewing)
- Details of your current residence permit (if available)
C. Pay for the visa
Numerous fees are attached to the Golden Visa application process, and you need to be aware of them. You should also know that the visa cost for investing in real estate is higher than it is for other applicants. Here are the service fees for a 10-year residency permit in Dubai via the Golden Visa:
- Medical examination: 700 AED (£150)
- Fee for UAE ID for ten years: 1,153 AED (£248)
- Fee for confirmation of residency permit for ten years: 2,620 AED (£572)
- Fee for the land department: 4,020 AED (£864)
- Administrative fee: 1,155 AED (£248)
- TOTAL: 9,648.75 (£2,082)
You can pay the fees to the government of Dubai via bank transfer, credit card, or cash. You can pay for your visa upon application at one of the country’s dedicated service centres, where you will also submit your documents. You’ll undergo a medical examination at the centre. All being well, you will get your visa and residency ID within seven to ten days.
D. Renewal
When it’s time to renew your UAE Golden Visa, you don’t need to do anything as it will be renewed automatically, provided that the conditions for it are still met.
4. Does the golden visa lead to UAE citizenship?
While the Golden Visa is primarily a pathway to long-term residency rather than a fast track to citizenship, holders can qualify for UAE citizenship through specific routes such as marriage, naturalisation (after 30 years and proficiency in Arabic), or by being nominated by the Cabinet and Executive Council.
5. Exclusive benefits in 2026
The Golden Visa is highly sought after because it provides flexibility that standard residency permits do not.
Key benefits include:
- Self-Sponsorship: Holders have the privilege of not needing a local sponsor.
- Travel Flexibility: Residency remains valid even if the holder stays outside the UAE for more than six months.
- Family Security: Primary holders can sponsor spouses and children of any age. Furthermore, if the primary holder passes away, family members can remain in the UAE until the end of their permit duration.
- Domestic Staff: There is no limit on the number of domestic helpers a holder can sponsor.
- Favourable Tax Regime: Residents benefit from a system with no personal income, capital gains, or net worth tax.
6. Can I apply for a Golden Visa with a mortgage?
Yes, you can take out a mortgage when buying property to qualify for the visa. The requirement used to be set at 50%, but now you simply need an NOC from the bank stipulating the payment of any amount.
Obtaining the visa is worth it for the chance to live and invest in one of the world’s most exciting and forward-thinking countries. There are many other reasons why it’s a worthwhile prospect for property investors, including:
- The opportunity to have a UAE bank account and invest in the country
- Access to good government-funded healthcare from a health system with approximately 181 doctors per 100,000 residents
- You can invest in new property developments and holiday homes in rapidly growing places like Dubai
- You can move your whole family there and have access to world-class schools
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7. Investment Pathways: Property and Beyond
Real estate investment is one of the most popular routes to securing residency, especially in Dubai and Abu Dhabi.
- Real Estate Investors: To secure a 10-year renewable visa, individuals must own property (or a group of properties) valued at no less than AED 2 million.
- Off-plan properties: Investors can qualify by purchasing off-plan properties from approved local real estate companies. As of the rules updated in 2024 and maintained into 2026, there is no minimum construction requirement for off-plan eligibility.
- Mortgaged properties: You can apply for a visa using a mortgaged property, provided you obtain a Non-Objection Certificate (NOC) from the bank.
- Senior Investors: Those aged 55 and over can qualify for a 5-year visa with a minimum property investment of AED 1 million.
- Public Investments: A 10-year visa is available for those with a deposit of at least AED 2 million in an accredited UAE investment fund or a company with a capital of at least AED 2 million. This capital must be owned completely and not be a loan.
- Entrepreneurs: A 5-year visa is available for those owning a technical or future-oriented project valued at AED 500,000 or more, backed by an approval from an accredited UAE business incubator.
8. Attracting Global Talents and Students
The UAE also grants 10-year visas to individuals with exceptional skills:
- Professionals: Doctors, scientists, and inventors require recommendation letters from relevant ministries or councils. Executive Directors must hold at least a bachelor’s degree, have five years of experience, and earn a minimum monthly salary of AED 50,000.
- Outstanding Students: National-level high school toppers (95% and above) qualify for a 5-year visa. University graduates from top-rated UAE or global universities (Top 100) can secure 10-year visas if they meet specific GPA requirements (typically 3.5 to 3.8).
The “One-Touch” Application and Costs
The application process is streamlined through the “One-touch” Golden Visa service via the ICP website or app. This integrated service handles the initial six-month entry visa, residency issuance, and identity documents in a single process.
For real estate investors in Dubai, the total cost for a 10-year permit is approximately AED 9,648.75. This includes fees for the medical examination, UAE ID, and land department administrative costs. Once issued, the visa is renewed automatically as long as the investment conditions continue to be met.
9. Invest in the UAE with GuestReady
GuestReady helps property investors in the UAE to get the most out of their investments. We can help you to manage your rental properties and get the best returns possible, hassle-free. If you’re ready for investing in the UAE, get in touch today to find out how we can help.
