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The Golden Visa in the UAE is a renewable long-term residence. The real estate route is valid for 5 years; confirm applicable requirements with the competent authority before applying.
The UAE Golden Visa is a renewable long-term residence permit that allows you to live, work and invest without a local sponsor. The official UAE platform distinguishes between 5 and 10 year categories: for real estate investment it indicates a 5-year renewable residency. The specific requirements and documentation are confirmed with the competent authority of the emirate before submitting the application.
The Golden Visa is not a work or tourist visa. It is a long-term residence with specific characteristics:
Introduced in 2019, in its first years it was basically for high-net-worth investors. In 2021 and 2022 it was significantly expanded to new categories.
Requirement: property or properties with a minimum value of AED 2,000,000 (~€545,000).
The official platform indicates that the real estate route requires proof of ownership of one or more properties before the competent land department for the applicable threshold. It also contemplates the purchase with financing from specific local banks approved by the competent authority.
Before committing a purchase for this purpose, request written confirmation of eligibility from the competent authority or a qualified immigration advisor. In our complete real estate investment guide at Dubai We explain the general considerations of this route.
Requirement: bank deposit of AED 2,000,000 in Emirati bank or equivalent investment in approved funds.
Requirement: company in UAE with minimum capital of AED 500,000 or annual revenue over AED 1,000,000. A minimum history of activity is required (a newly formed company does not qualify).
Requirement: employment contract in the UAE with a minimum salary of 30,000 AED per month (~€8,200), long-term and, in some cases, a university degree and a minimum of 5 years in the same position.
Scientists, artists, elite athletes and digital creators. Requires accreditation from specific organizations (UAE Scientists Council, Dubai Culture). It is the most selective category.
| Concept | Approximate cost |
|---|---|
| Visa issuance fee | 1,600 - 2,000 AED |
| Medical test (mandatory) | 700 - 900 AED |
| Emirates ID | Depending on duration and issuing authority |
| Administrative and PRO fees | 500 - 1,500 AED |
| Total official fees | ~4,000 - 5,500 AED (1,100 - 1,500€) |
To these fees are added the management fees and, in the real estate channel, the costs of purchasing the asset (Transfer Fee of 4% to the DLD).
The entire process, from initiation to visa stamping, normally takes 10-21 business days.
Having Golden Visa does not automatically mean you are tax resident in the UAE. They are two different things.
To obtain the tax residence certificate you need: active visa + an indicative stay of at least 90 days a year in the UAE.
If your goal is to change your tax residence from Spain to Dubai, you need to work on both things in parallel. You can find the complete analysis of how to manage obligations in Spain in our article on Spanish Treasury and company in Dubai.
Once you have obtained the main Golden Visa, you can sponsor:
The dependent sponsorship process has similar times to the main application.
| Criterion | Company visa (2 years) | Golden Visa real estate (5 years) |
|---|---|---|
| Renewal | Every 2 years, linked to company | Every 5 years, subject to current conditions |
| If the company closes | Visa expires | Still valid |
| Maximum absence | 6 months | No standard limit |
| Unemployed adult children | Not covered | Yes covered |
| Banking access | Standard | Preferential in some banks |
The Golden Visa itself has no minimum day requirement to remain active. To prove tax residency you need to demonstrate real presence, indicatively at least 90 days a year.
No. Public healthcare in the UAE is for Emirati citizens. Residents need private health insurance.
Pre-approval can be initiated electronically, but the medical test and visa stamping require physical presence in the UAE.
The visa remains valid until its expiration, but is not renewable with that property. If it is renewed under another category there is no problem.
No. Golden Visa is a residence. Emirati citizenship is a completely different process, very restricted and not available by investment to foreigners in general terms.
Do you want to know if your situation qualifies for Golden Visa? Consult with our team and we will give you an evaluation in 24 hours.
Main source: UAE Government Official Platform: Golden Visa (updated February 26, 2026). Always confirm the file with ICP, GDRFA or the competent authority of the emirate and with a qualified immigration advisor.
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