UAE Golden Visa: What Are The Steps To Apply For 10-Year Visa After Buying Property?

The UAE Golden Visa is a long-term residence permit that allows foreign nationals to live, work and sponsor their family in the country. If you buy and own property in the UAE worth at least AED 2 million, you are eligible to apply for a 10-year renewable Golden Visa under the real estate investor category.

The UAE consists of seven emirates: Abu Dhabi, Dubai, Sharjah, Ajman, Ras Al Khaimah, Fujairah and Umm Al Quwain. If you buy property in any of these emirates, you can apply for a 10-year Golden Visa, provided your purchase meets the official investment conditions.

But what are the steps to apply for Golden Visa after buying property?

This is your clear step-by-step guide:

Step 1: Confirm You Qualify

Before applying for the Visa, make sure:

• You own property worth AED 2 million or more (single or combined).
• The title deed reflects this value.

Step 2: Gather these documents

You will submit these when applying online or at a center:

• Passport copy
• Emirates ID (if resident)
• Title deed(s)
• Passport-size photo
• Bank NOC (if mortgaged)
• Marriage certificate (if sponsoring spouse)

Note: For off-plan, and mortgaged properties, additional documentation are required.

Check DLD Cube (Dubai) or ICP portal (other emirates) for the exact list of documents that would apply to your case.

Step 2: Submit the Application

Buying the property does not automatically give you the Golden Visa. You must submit a formal application to the immigration authority responsible for the emirate where your property is located.

Case A – Your Property Is in Dubai

Dubai has its own immigration system.

First, your ownership is verified through the Dubai Land Department (DLD). DLD is the government authority that registers property transactions in Dubai.

To apply for the Golden Visa, you submit a nomination request through DLD Cube, which is the official online platform operated by Dubai Land Department for property-related Golden Visa applications.

You can apply in three ways:

1. Directly online through the DLD Cube website (This is the official link – https://dldcube.com/en/residency-of-a-property-owner-for-ten-years/)
2. Or, by visiting an Amer Center (government-authorized service centers in Dubai that process visa applications)
3. Or, through a licensed PRO or government transaction center

Note: Amer centers simply upload your application into Dubai’s immigration system.

Once your nomination is approved (through any of these channels), the visa is processed by GDRFA Dubai (General Directorate of Residency and Foreigners Affairs).

Typical Dubai costs (main applicant):

• Around AED 9,500 – AED 11,000, including: Application fees
• Medical test
• Emirates ID

Charges vary by Amer centers, agent, PRO.

Case B – Your Property Is in Abu Dhabi, Sharjah, Ajman, Ras Al Khaimah, Fujairah or Umm Al Quwain

These six emirates fall under the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP).

ICP is the federal immigration authority that issues Golden Visas outside Dubai.

You submit your Golden Visa application:

1. Directly through the official ICP website (online portal),
2. Or, through an authorized typing center in that emirate, or
3. Or, through a licensed PRO or visa service provider
4. Or (this applies only for Abu Dhabi), you can use ADRO. The Abu Dhabi Residents Office (ADRO) guides investors and assist with the process

Note – In the case of ADRO, it only guides, visa is processed by ICP.

The official link for ICP is https://smartservices.icp.gov.ae/echannels/web/client/guest/index.html#/goldenServicesDashboard

The official link for ADRO is https://adro.gov.ae/Visas/Types-of-Visas/Abu-Dhabi-Golden-Visa/Investors

Step 4: Pre-Approval and Medical Test

After you submit your application, the authorities review your documents.

If everything is in order, you receive pre-approval. This means your eligibility is accepted, but the visa is not yet issued.

You will then be asked to complete:

• Medical fitness test
• Biometrics (if required)

Once your medical result shows “Fit,” the process moves forward.

Step 5: Cancel Existing Visa

This step is applicable only to those who have an existing visa.

If you already hold a UAE residence visa (employment, family, etc.), it must be cancelled before the Golden Visa is issued.

In many Dubai cases, you receive pre-approval first and then cancel your existing visa. Once the cancellation is reflected in the immigration system, the Golden Visa process continues.

The timing can vary depending on your current sponsor and how quickly cancellation is completed.

Step 6: Final Approval and Emirates ID Issuance

Once:

• Medical clearance is completed
• Your previous visa is cancelled (if required)
• The competent authorities find everything in order and decide to issue you the visa…

Congratulations! Now your UAE Golden Visa is officially issued!

You will see the new visa under your profile in the immigration system.

After that:

• Your Emirates ID application is finalized
• The ID card is printed
• It is delivered to your registered address

At this point, your 10-year renewable Golden Visa is fully active.

Result: Approval brings a renewable 10-year residency. You can sponsor your spouse, children, and parents, under your visa.

Do I apply through DLD or ICP?

If you buy property in Dubai

• Your ownership is verified through the Dubai Land Department (DLD).
• After verification, you apply for the Golden Visa through DLD’s nomination system.
• The residency visa is then issued by the General Directorate of Residency and Foreigners Affairs (GDRFA Dubai).

If you buy property outside Dubai

• All other six emirates (Abu Dhabi, Sharjah, Ajman, Ras Al Khaimah, Fujairah and Umm Al Quwain) fall under the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP).
• Golden Visas outside Dubai are issued by ICP.
• A note about Abu Dhabi – ADRO (Abu Dhabi Residents Office) is an Abu Dhabi government platform that facilitates and promotes Golden Visa applications. It guides applicants, provides nomination pathways, and supports investors. However, the actual residence visa is processed and issued through the federal immigration system, ICP.

Dubai property → Verified by Dubai Land Department → Visa issued by GDRFA Dubai.

Abu Dhabi property → Application may be routed via ADRO → Visa issued by ICP.

Sharjah, Ajman, Ras Al Khaimah, Fujairah, Umm Al Quwain → Processed and issued by ICP.

FAQs

What is the minimum property investment for a UAE Golden Visa?

You need to own property worth at least AED 2 million. This can be one property or multiple properties whose combined value reaches AED 2 million.

Can I combine two properties to qualify for the Golden Visa?

Yes. You can combine multiple properties as long as their total value is at least AED 2 million and they are registered in your name.

Does off-plan property qualify for a UAE Golden Visa?

Yes, off-plan property qualifies.

Additional conditions apply:

• The project must be approved by the relevant land authority.
• The developer must be recognized by the emirate’s regulator.

Note – Rules may vary slightly for each Emirate.

Can I get a Golden Visa with a mortgaged property?

Yes. The bank must provide a No Objection Certificate.

Is there a minimum down payment required?

There is no fixed down payment rule under Golden Visa regulations.

Can the developer apply on my behalf?

Developers do not apply directly. You apply through government channels. However, a licensed PRO or service provider can handle the process for you.

What are the total costs for Golden Visa UAE property?

Apart from the property price, you should budget for application handling charges, visa fees, medical tests, Emirates ID charges and service fees. It can range anywhere upwards of AED 5,000, and can be as much as AED 15,000. It depends on the Emirates, and through whom you are processing.

Are there government fees beyond property value?

Yes. Visa processing fees, Emirates ID fees, medical test fees and service center charges apply separately from the property cost.

Important resources

• https://u.ae/en/information-and-services/visa-and-emirates-id/residence-visas/golden-visa
• https://icp.gov.ae/en/services/golden-residency/
• Specifically for Dubai – https://dldcube.com/en/residency-of-a-property-owner-for-ten-years/
• Specifically for Abu Dhabi – https://adro.gov.ae/Visas/Types-of-Visas/Abu-Dhabi-Golden-Visa/Investors

Still unsure about eligibility, documentation or how the process applies to your situation? Drop your question below and we’ll address it directly.