From Real Estate to Residency: Dubai’s 2025 Golden Visa Rulebook

Real Estate Investors

Eligible with a minimum AED 2 million in property investment—single or combined holdings. Property valuation must be confirmed by the Dubai Land Department (DLD) or equivalent authorities.
Off-plan purchases are accepted if the project is at least 50% complete, accompanied by a valid contract and either a 50% payment down or a bank guarantee.
Financed investments qualify—even with mortgages—as long as the total valuation meets AED 2 million and the loan is issued by a UAE-licensed bank, accompanied by a no-objection certificate.
Joint ownership: a married couple can combine holdings to reach the threshold; for joint properties valued AED 4M+, both spouses may qualify separately.
Once the title deed is issued, the avisa application can proceed immediately.

New eligibility expanded to include outstanding educators, researchers, nurses (15+ years), digital content creators, e‑sports professionals, luxury yacht owners (40 m+), and gaming sector professionals

Monthly salary requirement lowered to a basic salary of AED 30,000, excluding allowances. Applicants must show six months of consecutive salary deposits.

A two‑year continuous employment period with the same employer is reportedly required (especially for free zone professionals), though this remains under review.
Golden Visa holders can stay outside the UAE indefinitely without losing residency status and enjoy family sponsorship for spouse, children, and parents. Renewal is online and streamlined, with automatic reminders via the ICP Smart portal if eligibility continues to be met.

From July 2025, residency status is embedded in the Emirates ID; no visa stamp required, improving efficiency and security in immigration procedures
Families can now sponsor parents and siblings, provided the sponsor earns at least AED 20,000/month, holds valid Ejari tenancy, and has health insurance for dependents.
Penalty for visa overstay increased to AED 50/day (up from AED 25/day) across all visa types, and delayed Emirates ID cancellation also incurs fines.

UAE authorities have warned against fraudulent firms claiming to offer lifetime Golden Visas for a fee. All applications must be submitted via official government channels only—unauthorized claims are invalid and subject to legal action.

Investing AED 2 million in DLD‑verified property—even off‑plan—can fast‑track eligibility for the 10‑year Golden Visa.

Salary‑based professionals now have clearer, slightly relaxed thresholds, but must maintain bank proof and continuous employment.

The Green Visa provides a solid alternative for business-focused self-sponsorship with fewer financial thresholds than the Golden Visa.

Be cautious of fraudulent consultancy firms promising easy Golden Visas; use only official ICP and UAE Government platforms.