What is the Dubai Golden Visa? Who can obtain a long-term residence permit?

For foreigners wishing to live, invest, or pursue professional activities in Dubai for an extended period, one of the most sought-after options is the Golden Visa, also known as the Golden Residency system. This system provides long-term residency opportunities to investors, entrepreneurs, skilled workers, scientists, artists, successful students, and individuals who have demonstrated exceptional achievement in specific fields.

A Golden Visa is not UAE citizenship or permanent residency. It is a residence permit granted under specific conditions, usually for five or ten years, and renewable if those conditions continue to be met. Unlike classic work permits, a Golden Visa holder can live in the United Arab Emirates without being dependent on an employer or family sponsor.

However, the fact that the Golden Visa only provides long-term residency does not mean that a person can carry out all their transactions without obtaining any permission. For example, if one is to work for an employer in Dubai, a separate work permit specific to the Golden Visa holder is required.

Are Golden Visa and Dubai Golden Visa the same thing?

The Golden Visa is a residency system regulated at the federal level by the United Arab Emirates. However, if the application is made through the Emirate of Dubai, the process is mostly the General Directorate of Identity and Foreigners Affairs – Dubai, or GDRFA Dubai.

In Dubai, applications related to real estate investment are also handled by the Dubai Land Department. Applications in other emirates are primarily processed through the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP).

Therefore, although it is commonly referred to as the "Dubai Golden Visa," legally the document is a long-term residence permit valid in the United Arab Emirates. Applying through Dubai is important in terms of the relevant authorities and document procedures.

For how many years is a Golden Visa issued?

The duration of the Golden Visa varies depending on the application category. Categories such as public investment, skilled professions, science, arts, and exceptional talent generally offer a ten-year residency period. Entrepreneurs and some student categories may receive a five-year period.

There is a discrepancy between official sources that real estate investors should be aware of. While the ICP's general Golden Residency page specifies a five-year residency for real estate investors, the current service pages of the Dubai Land Department and GDRFA Dubai a ten-year renewable residency is granted to investors who own real estate worth at least AED 2,000,000. For applications in Dubai, it is advisable to use the current Golden Residency terms and conditions, but to confirm the duration separately with the relevant authorities before applying.

What are the main advantages of Golden Visa?

The most important difference between a Golden Visa and classic residence permits is that the foreigner's residency is not directly dependent on the sponsorship of an employer or other person. A Golden Visa holder can live in Dubai with a long-term residence permit issued in their name, as long as they meet the conditions.

Golden Visa holders;

• His long-term residence in Dubai,
• obtaining residence permits for spouse and children
• depending on the application category, the applicant must have a sponsor for their parents
• receiving education,
• investing or engaging in company activities,
• working at a workplace provided that the appropriate work permit is obtained

It is possible. The Dubai Land Department explicitly states that spouses, children, and parents of individuals who obtain a Golden Visa as real estate investors in Dubai can also apply for residency.

Golden Visa holders are exempt from the 180-day continuous stay limit outside the United Arab Emirates that applies to regular residents. GDRFA Dubai states that the Golden Visa only becomes invalid if the permit expires completely while the holder is outside the country.

However, holding a Golden Visa does not grant UAE citizenship, a passport, the right to vote, or social benefits exclusive to Emirati citizens. A Golden Visa is a conditional and renewable residency status.

Who is eligible for a Dubai Golden Visa?

The Golden Visa is not specific to a single group. There are different categories based on the applicant's characteristics such as investment amount, profession, salary, scientific achievement, company project, or educational success.

1. Real Estate Investors

in Dubai who own one or more properties with a total value of at least AED 2,000,000 can apply for a Golden Visa under the real estate investor category. The properties must be registered in the applicant's name, and their value must be proven by title deeds or property status certificates issued by the Dubai Land Department.

The value of multiple properties can be considered together. For example, if the applicant owns two properties registered in their name, one valued at AED 1,200,000 and the other at AED 900,000, the total investment would be AED 2,100,000, thus meeting the value requirement.

In cases of co-ownership, the value of the applicant's share, not the value of the entire property, is considered. According to GDRFA Dubai, in co-ownership, the value of the applicant's share alone must be at least AED 2,000,000.

Can a mortgaged property be used for a Golden Visa?

Mortgaged properties in Dubai can also be eligible for a Golden Visa application under certain conditions. The Dubai Land Department (DLD) requires proof of payment from the bank for the mortgaged property. The DLD's service description specifically mentions a bank letter indicating that the amount paid to the bank or financing institution is 2,000,000 AED.

Therefore, paying only a 500,000 AED down payment for a property valued at 2,500,000 AED does not automatically guarantee the issuance of a Golden Visa. The mortgage amount, the principal paid, the bank's approval, and the property value accepted by the DLD must be checked before applying.

Does buying a house from the project qualify for a Golden Visa?

The Dubai Land Department requires an electronic title deed for the application. Therefore, a reservation form, pre-sale agreement, or payment receipt from a real estate agent alone may not be sufficient for a Golden Visa application in all cases. The property's registration status in the land registry system and its eligibility for the application must be confirmed before the purchase. This conclusion stems from a practical assessment resulting from the DLD's requirement for an electronic title deed in the application.

Can real estate be sold after obtaining a Golden Visa?

If the Golden Visa is based on a real estate investment, the investment requirement must be maintained throughout the residency period. GDRFA Dubai states that restrictions may be placed on the property to ensure continued ownership, and the underlying investment must not be disposed of during the residency period.

Therefore, selling the property immediately after obtaining the Golden Visa may result in the cancellation or non-renewal of the residency permit. If a new property is to be purchased, the process between the sale and the new investment should be planned in advance.

2. Company Investors and Partners

Individuals who invest at least AED 2,000,000 in a company in the United Arab Emirates, or who hold shares of that value in the company, can apply for a Golden Visa under the investor category.

In general, the application should include:

• valid trade license,
• documents showing company partners,
• company bank statements,
• tax registration and tax documents,
• Financial report prepared by an authorized auditing firm in the United Arab Emirates

This is required. For companies established in free zones, a document showing the company's capital and the investor's share may also be requested from the relevant free zone administration.

Simply being listed as a partner on the company's license is not sufficient. The applicant must prove with financial documents that the actual economic value of their share is at least AED 2,000,000.

3. Those Making Bank Deposits or Public Investments

Individuals with deposits of at least AED 2,000,000 in an authorized bank in the United Arab Emirates can also apply under the investor category.

According to GDRFA Dubai, the deposit must be held in a local bank, officially verified by the bank, and blocked for at least two years. A condition may be that the deposit cannot be withdrawn during the Golden Visa period. Local sukuk or investment bonds may also be considered under certain conditions.

This option could be beneficial for investors who do not wish to purchase real estate but are willing to keep their capital in the United Arab Emirates.

4. Company Partners Who Pay High Taxes

who are partners in one or more companies operating in the United Arab Emirates and whose annual tax contributions are at least AED 250,000 can also apply for a Golden Visa.

For this category, a document issued by the Federal Tax Authority showing the amount of tax paid, along with the company's trading license and partnership documents, must be submitted.

It is important not to confuse the company's total tax payment with the applicant's tax contribution as an investor. The content of the letter to be obtained from the Federal Tax Authority before applying should be checked.

5. Entrepreneurs

Entrepreneurs with innovative, technological, or future-oriented projects can apply for a Golden Visa.

According to ICP's current statement, the entrepreneur must prove with an authorized auditor's report that the value of their project is at least AED 500,000 and provide a letter from an authorized institution or approved business development center demonstrating that the project is innovative or technology-oriented.

Not every commercial enterprise or newly established company qualifies for the Golden Visa for entrepreneurs. The fact that a classic shop, restaurant, or general trade company is newly established does not automatically mean the project is innovative and forward-looking. The nature of the project, its economic value, and its support from the relevant institution are also examined.

6. Qualified Professionals and Highly Salaried Employees

For qualified professionals working in Dubai, one of the most important categories of the Golden Visa is the long-term residency granted to highly professional employees.

According to GDRFA Dubai, the applicant;

• Having a valid employment contract in the United Arab Emirates,
• being at the first or second professional level in occupational classification,
• must have at least a bachelor's degree,
• monthly salary must be at least 30,000 AED ,
• showing salary payments for the last six months through bank account statements
• having a valid license in fields requiring a professional license

is necessary.

This category may include individuals working in various specialized fields such as law, business, management, information technology, engineering, education, health, and science. However, a salary of 30,000 AED alone is not sufficient. Job title, professional level, educational background, and the nature of the employment contract are all considered together.

Will my Golden Visa continue if I leave my job?

Even if the Golden Visa is not dependent on employer sponsorship, if it was obtained under the specialist employee category, the conditions of that category must continue to apply. GDRFA Dubai explicitly states that the Golden Visa may be cancelled if the employment contract is terminated or if the salary falls below AED 30,000.

Therefore, the idea that "even if I quit my job after getting a Golden Visa, nothing will happen for ten years" is incorrect. It may be necessary to renew the conditions with a new employment contract or switch to another Golden Visa category.

7. Senior Executives

There is also a separate category that can be considered for senior executives. According to ICP, the applicant must:

• certified university diploma,
• at least five years of management experience,
• valid employment contract,
• a minimum monthly salary of AED 50,000

It must have.

Being a company owner and applying as a professional manager are different things. A company owner falls under the investor category, while a salaried manager is considered under the professional or management category.

8. Doctors, Scientists, and Researchers

Doctors, scientists, researchers, and those working in priority scientific fields are also eligible for a Golden Visa.

For doctors, approval from the competent health authority regarding the practice of the profession in the United Arab Emirates may be required; for scientists, a letter of recommendation or nomination issued by the UAE Council of Scientists may be necessary. In scientific applications, additional criteria such as academic degree, university ranking, publication impact, and research achievement are evaluated.

For diplomas and academic documents obtained from foreign countries, simply translating them may not be sufficient. The documents may need to be certified and recognized by the Ministry of Education of the United Arab Emirates.

9. Artists, Cultural Workers, and Creative Talents

Individuals who have demonstrated exceptional achievement in culture, arts, and creative industries can also apply for the Golden Visa. However, being well-known or having a large following on social media is not sufficient on its own.

The applicant must obtain a letter of approval or recommendation from the relevant federal or local cultural institution. In applications made in Dubai, the assessment of the competent cultural and arts authorities will be decisive.

In the application, documents such as awards, exhibitions, international studies, press releases, works, copyrights, and professional portfolios may be important.

10. Inventors, Digital Technology Experts, and Athletes

Inventors may need advice or approval from the Ministry of Economy or the relevant local authority; athletes from the General Sports Authority or the local sports council; and those with exceptional talent in digital technology from the UAE Council for Artificial Intelligence and Digital Transactions or the relevant authority.

In these categories, success in one's field and a positive evaluation from the relevant institution are more important than a fixed investment or salary requirement.

11. Successful High School and University Students

Students who demonstrate academic achievement can also benefit from the Golden Visa system.

According to ICP, for high school students, a minimum 95% GPA and a recommendation from the Ministry of Education are required; for university students or recent graduates, a minimum GPA of 3.8, a university recommendation or graduation certificate, and no more than two years having passed since graduation may be required.

Factors such as the university's accreditation, its ranking in global rankings, and the recognition of its diploma can also influence the evaluation. A student obtaining a Golden Visa does not automatically grant residency to family members without any conditions; financial sufficiency and housing conditions for family members may be examined.

12. Humanitarian Pioneers and Frontline Workers

Individuals with long-term experience in humanitarian aid, who have made significant financial contributions, or who have demonstrated exceptional service, are also eligible to apply for the Golden Visa.

ICP requires applicants to have at least five years of experience in humanitarian organizations, at least 500 hours of volunteer work, or at least AED 2,000,000 in financial support for humanitarian initiatives as criteria for application documents. For frontline workers, commendations and assignments demonstrating exceptional effort are considered.

Can a Golden Visa holder work in Dubai?

Golden Visa holders have the right to live in Dubai; however, they must obtain the appropriate work permit to start working for an employer in the private sector.

The United Arab Emirates' work permit system includes a special type of work permit for employers who wish to hire Golden Visa holders. This permit is obtained by the employer and can be issued for a period of two years.

Therefore, while the Golden Visa provides independence from work permit requirements, it does not eliminate labor legislation. Employment contracts, employer registration, and work permit procedures must be completed separately.

Can I obtain residency permits for family members with a Golden Visa?

Golden Visa holders can sponsor their spouses and children. For real estate investors, the Dubai Land Department states that parents can also be sponsored.

In family applications, generally:

• passport,
• biometric photo,
• certified marriage certificate,
• children's birth certificates,
• health insurance,
• Health examination for persons over eighteen years of age,
• Certified documents proving family ties

is sought.

Additional declarations and consent documents may be required for applications from parents or children over the age of eighteen. The Dubai Land Department states that when the mother is sponsoring, a notarized consent form from the father and, for children over eighteen, a declaration that they are not married may be required.

Submitting marriage and birth certificates obtained from Türkiye before the necessary authentication, diplomatic mission approval, and Arabic translation processes are completed may cause delays in the application.

How to Apply for a Golden Visa?

While the application method varies depending on the category, the process generally consists of the following steps:

1. Determining the appropriate category

The applicant must first determine which of the following categories they meet the requirements for: real estate investor, company partner, entrepreneur, qualified expert, manager, scientist, artist, or student.

If one fits into more than one category, the path with more sustainable conditions should be chosen. For example, for someone earning over AED 30,000 and owning real estate worth AED 2,000,000, the real estate investor category might be more stable than the professional category tied to an employment contract.

2. Obtaining the recommendation or nomination document

In categories such as artists, scientists, inventors, athletes, and some entrepreneurs, a nomination, recommendation, or letter of approval from the relevant institution is required before directly applying for a Golden Visa.

Applications submitted with only a passport and resume before completing this step may be unsuccessful.

3. Document preparation

Depending on the category, the following documents must be prepared: title deed, company financial report, bank letter, employment contract, payroll statements, diploma, professional license, project evaluation report, or certificates of achievement.

The passport must be valid for at least six months, and the applicant must have valid health insurance.

4. Submitting the application through an authorized channel

In Dubai, applications can be made through GDRFA Dubai's digital system, Amer centers, or authorized dedicated processing centers according to category. For real estate investors, the Dubai Land Department's Golden Cube and authorized centers are used.

In its real estate investor application process, the Dubai Land Department states that it only accepts the applicant's participation; companions or representatives cannot submit the application on behalf of the applicant. Therefore, while document preparation and legal review can be handled professionally, the applicant's personal participation may be required.

5. Medical examination and Emirates ID procedures

Once the application is accepted, the health examination, biometric registration, and Emirates ID procedures are completed. In Dubai Land Department's services for real estate investors, the health examination is among the stages carried out at the center.

6. Issuance of residence permit

Once the application is approved, the residence permit is issued electronically and the Emirates ID process is complete. Processing times on official service pages vary between approximately two and ten business days depending on the category and application channel. These are estimates assuming all documents are complete.

How much does a Golden Visa for real estate investors cost?

The Dubai Land Department's service page dated July 2026 shows a total service fee of AED 9,884.75 for a ten-year real estate investor residency permit, including medical examination, Emirates ID, residency approval, DLD, and administrative expenses

In addition, there are per-person costs for residency permits, file registration, health insurance, and other processing fees for family members. Official fees are subject to change, so it's necessary to recheck the current amount before making a payment.

This amount does not include the property purchase price, title transfer fees, real estate commission, document certifications, translation costs, and legal consultancy fees.

Can a Golden Visa application be rejected?

The application may be rejected if any of the requirements are not met or if the documents do not prove the application category.

Common reasons for rejection or delay include:

1. The applicant's share in the property is less than 2,000,000 AED,
2. Failure to prove that sufficient payments have been made on the mortgaged property,
3. the inability to verify the value of the company's shares through an independent financial report,
4. only the trading license must be presented as proof of investment,
5. Despite the salary being around AED 30,000, the job title is not at the appropriate occupational level
6. Incomplete diploma recognition and authentication procedures
7. six months' worth of salary payments not appearing in the bank account,
8. Absence of a recommendation from an authorized institution in an artist or scientist's application,
9. the innovative nature of the entrepreneurial project is not recognized,
10. The passport or health insurance is invalid.

The Golden Visa conditions must be maintained not only at the time of application but also throughout the stay. GDRFA Dubai states that the competent authorities can verify whether the conditions are still being met.

Can a Golden Visa be cancelled?

Although the Golden Visa is long-term, it is not absolute or unconditional. The residency permit may be cancelled or not renewed if the investment supporting the permit ceases to exist, the property is sold, bank deposits are withdrawn, an employment contract ends, or the professional qualifications are lost.

For example, if a person holding a Golden Visa under the skilled worker category has their employment contract terminated or their salary falls below AED 30,000, their residency status may be affected. Similarly, a real estate investor selling the property underlying their Golden Visa poses a similar risk.

The additional time allowed in the country after a session ends or is cancelled may vary depending on the category. While GDRFA's general cancellation service specifies a 60-day period, some Golden Visa services offer a 180-day period. Therefore, a standard period should not be assumed in case of session termination; the current period should be checked through the individual's category registration.

Frequently Asked Questions About Golden Visa

Is it mandatory to live in Dubai to obtain a Golden Visa?

Depending on the category, a requirement to be present in Dubai may apply during the application process. The Dubai Land Department requires applicants for real estate investor applications to be located within the United Arab Emirates.

After obtaining a Golden Visa, the 180-day stay limit abroad that applies to regular residence permits does not apply to Golden Visa holders.

Can the 2,000,000 AED limit be met by buying two houses in Dubai?

Yes. GDRFA Dubai states that the total value of one or more properties may be considered. The properties must be registered in the applicant's name.

If spouses buy a house together, can both of them get a Golden Visa?

Each applicant must meet the requirements regarding the value of their own share. Even if the total value of the jointly owned property is AED 2,000,000, if each spouse's share is AED 1,000,000, it cannot be said that both spouses individually meet the Golden Visa investor requirements. The GDRFA requires that the applicant's share in jointly owned property be at least AED 2,000,000.

Can a Golden Visa holder start a company?

Golden Visa holders can engage in investment and commercial activities. However, company formation, trade licenses, and sectoral permits appropriate to the type of activity must be obtained separately. The Golden Visa does not replace a trade license. While the Golden Residency system offers individuals the opportunity to live, work, study, and invest, each activity still has its own regulatory requirements.

Does obtaining a Golden Visa provide tax exemption?

The Golden Visa is a residence permit and not a tax exemption certificate in itself. The tax liabilities of the individual or company must be assessed separately based on their source of income, company activity, duration of stay in the country, and relevant tax legislation.

Conclusion

The Dubai Golden Visa offers long-term and relatively independent residency opportunities for investors, entrepreneurs, skilled workers, senior executives, scientists, artists, and outstanding students.

However, the Golden Visa is not automatically granted to anyone who purchases real estate above a certain value or earns a certain salary. The applicant must document all the requirements for the category they choose and maintain those requirements throughout their stay.

If the application is to be made through real estate investment;

• property title deed
• applicant's actual share,
• mortgage and paid amount,
• The value of the property as accepted by DLD,
• protection of property during the occupancy period

It should be examined in particular.

If applying through a professional category, the job title, professional level, bachelor's degree, diploma recognition process, bank statements from the last six months, and salary amount should all be considered together.

Before applying for a Golden Visa, one should not rely solely on information provided by real estate agents, company formation firms, or online advertisements. The applicant's personal circumstances, investment structure, and family plan should be examined from legal and financial perspectives; and the current requirements of GDRFA Dubai, Dubai Land Department, and ICP should be checked according to the category.

Note: This text is for general informational purposes only. Golden Visa categories, durations, fees, and document requirements may change due to administrative regulations. Applicants should carefully consider their personal circumstances and current official requirements before applying.