Golden Visa Dubai

Do you want to live in Dubai permanently or build a solid foothold in the UAE? Then there is hardly any way around one topic: the Golden Visa. It gives you long-term residency, entirely without a local employer and without a sponsor.

For entrepreneurs from the DACH region, the route via property is particularly attractive. You combine a tangible asset investment with a right of residence that lasts for many years. Danho & Partner Wirtschaftskanzlei LLC-FZ guides you through the process in German and English, from the first conversation to your issued visa and Emirates ID.

Note: The thresholds and procedures mentioned reflect the generally known rules of the UAE authorities. Immigration rules change. Check the current status with us before submitting your application.

What is the Golden Visa Dubai?

The Golden Visa is a UAE residence visa with a long validity period. Unlike a normal residence permit, it is not tied to a job or a company visa. You reside independently, without a sponsor. The visa is valid for 10 years and can be renewed as long as you continue to meet the requirements. You can bring your family: through your Golden Visa, you bring your spouse and children to the UAE.

Routes to the Golden Visa: property in focus

There are several routes to the Golden Visa. The best known are:

• Property investors: you buy a qualifying property in the UAE.
• Entrepreneurs: you found or own a recognised company.
• Senior professionals: certain positions and salary brackets.
• Special talents: science, arts and sport in defined fields.

For DACH entrepreneurs and private investors, property is usually the most direct route. You put your money into a tangible asset and receive a long-term right of residence on top.

What you need for the Golden Visa via property

The following points reflect the official rules (ICP/GDRFA/DLD, as of 10/2026). The rules can change; we review the current status with you in the initial consultation. In essence, these are the points:

• The property is worth at least AED 2,000,000. In Dubai, the value confirmed by the Dubai Land Department (DLD) is what counts.
• Since February 2026, there is no longer a minimum down payment. The former requirement to have paid at least 50% of the purchase price or AED 1 million no longer applies. Financed properties also qualify; the bank confirms its consent in a no-objection letter (NOC).
• Both completed and off-plan properties count. For off-plan, the purchase must be registered with the DLD (Oqood) and the developer must be licensed by the real estate regulator RERA; the authority usually also requires an NOC from the developer.
• Proof of ownership is the DLD title document (title deed, or the Oqood certificate for off-plan).
• You meet the general entry and health requirements of the UAE.
• You bring a valid passport and the usual documents.

In the initial consultation, we check whether your planned or existing property meets the requirements and clarify which documents the bank, developer and authority will require in your case.

One property, several Golden Visas

One point many people are not aware of: a single property can qualify several people for the Golden Visa. What matters is that the value of each person's share is at least AED 2,000,000. An example: a property is worth AED 4,000,000 and is owned by two people in equal shares. Each share is therefore worth AED 2,000,000, and both people receive the Golden Visa. This way, a larger investment can be used deliberately for several family members or partners. We discuss with you how best to structure the ownership shares for this.

What the Golden Visa gives you

Planning certainty for 10 years. With a long validity period and a clear renewal option, the constant trips to the authorities are no longer necessary. You can align your centre of life, your company and your properties for the long term.

Family included. You bring your spouse and children to the UAE through your visa. No one has to meet their own visa requirements.

No local employer required. The Golden Visa is not tied to a job in the UAE. You can continue running your business from abroad, set one up in the UAE, or simply reside without actively working. This is a particularly good fit for location-independent online entrepreneurs, coaches and agency owners: you secure your residency and still stay flexible. As a rule, there is no minimum stay requirement with the property-based Golden Visa.

An attractive tax environment. The UAE levies no income tax at the personal level and largely no inheritance or gift tax. The Golden Visa creates the formal basis if you relocate your centre of life.

Important on tax: what relocating your residence means for tax purposes depends on your situation in your home country. Talk to a tax advisor in Germany, Austria or Switzerland beforehand. We advise you on residency and structure and work with specialised partners on tax questions.

How it works, from property to visa

• Step 1: consultation and qualification. We clarify whether your property meets the requirements and look at the purchase price, ownership structure and financing.
• Step 2: purchase and registration. If you do not yet have a property, we help with the search. After the purchase, we accompany the registration with the Dubai Land Department.
• Step 3: application. With the verified documents, we submit the application, for Dubai property usually via the DLD, otherwise via the GDRFA or the ICP platform.
• Step 4: medical check and Emirates ID. We prepare you for this and accompany you.
• Step 5: Golden Visa. After review, your visa is issued electronically. Visa stickers in passports were discontinued in 2022; your Emirates ID serves as proof of residency. 10 years of residency, renewable.

How long this takes depends on the completeness of your documents and the authority. We deliberately do not quote a fixed figure, because processing times fluctuate. We enquire about the official fees (application, medical check, Emirates ID) in the initial consultation or with the authority.

Financing your property and still getting the Golden Visa

Many people partially finance their Dubai property through a local bank. The good news: this does not stand in the way of the Golden Visa. Since February 2026, what counts is the value of the property, no longer the size of your down payment. A financed property qualifies if it is worth at least AED 2,000,000 and the bank confirms its consent in writing. This is exactly where one of our strengths lies: we structure your financing model so that it is bankable and meets the documentation requirements for the Golden Visa. So you do not have to tie up all of your capital to obtain the visa. Read more on our page on property financing in Dubai.

Why Danho & Partner

Danho & Partner Wirtschaftskanzlei LLC-FZ is a German-speaking business law firm in Dubai's Meydan Free Zone. Founder and Managing Director Hannes Danho has been guiding entrepreneurs and investors from the DACH region in the UAE for more than seven years. What sets us apart from pure relocation agencies: we think residency, corporate structure and property together. With us, the Golden Visa is not a standalone application, but part of a strategy that fits your goals. We advise you in German and English, know the questions DACH entrepreneurs ask and know where the differences between the UAE and the DACH region lie. Read more about us on the page about Danho & Partner. Our page on Dubai Residency gives you an overview of the regular residence permit.

Frequently asked questions

What is the Golden Visa Dubai and who is it suitable for?
The Golden Visa is a UAE residence visa with a term of up to 10 years, entirely without a sponsor. It suits people who want to invest in the UAE, build a business or relocate their centre of life to Dubai.

How much do I have to invest for the Golden Visa via property?
The property must be worth at least AED 2,000,000; in Dubai, the value confirmed by the DLD counts. Since February 2026, there is no minimum down payment. Financed and off-plan properties also qualify if the bank or developer consents and the purchase is registered with the DLD.

Can several people obtain the Golden Visa through one property?
Yes. If the value of each ownership share is at least AED 2,000,000, one property can qualify several people for the Golden Visa. Example: a property worth AED 4,000,000, owned in equal halves by two people, is worth AED 2,000,000 per share. Both receive the Golden Visa.

Can I bring my family?
Yes. Through your Golden Visa, you bring your spouse and children to the UAE. We review the exact requirements for dependent family members case by case.

How long does the application take?
That depends on the completeness of your documents and the authority. We coordinate the process and prepare everything carefully. We deliberately do not quote a fixed figure, because processing times fluctuate.

Do I have to live in Dubai permanently?
With the property-based Golden Visa there is generally no minimum stay requirement, unlike with normal residency visas. Still, check the current rules and keep the tax issues in your home country in mind.

What distinguishes the Golden Visa from a normal Dubai residency?
A normal residency is tied to a job, a company visa or a sponsor and usually runs for only 2 to 3 years. The Golden Visa is sponsor-independent, is valid for up to 10 years and gives you more freedom.

Legal notice: The information on this page is provided for general guidance and does not constitute legal, tax or investment advice. UAE immigration regulations, investment thresholds and procedures can change at any time. Danho & Partner Wirtschaftskanzlei LLC-FZ accepts no liability for the information being up to date, complete or correct. For tax questions relating to a relocation of residence from Germany, Austria or Switzerland, please consult a tax advisor licensed there. Use of this page does not create a client relationship.