Golden visa UAE: benefits and price in 2026

The UAE’s Golden Visa is a special type of a long-term residence visa in the Arab Emirates. It is granted for five or ten years to foreign entrepreneurs, investors, property owners and academics. The Golden Visa allows expats to live and run a business freely in the UAE, open a local bank account, and become a tax resident in the country with a comfortable tax regime.

In Dubai, property owners may qualify for a two-year residence visa. Owners of one or more properties worth at least AED 2 million (about $545,000) may apply for a ten-year Golden Visa. Continued eligibility depends on the programme conditions; an owner considering a sale during the visa term should check the effect with the Dubai Land Department first.

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Who Can Get Golden Visa in the UAE

• Investors in real estate with the price at least AED 2 million (approx. $545,000).
• Entrepreneurs with an innovative or technical project worth at least AED 500,000 (approx. $136,000), subject to the required auditor and competent-authority approvals. 
• Owners of startups approved by a business incubator in the UAE.
• Outstanding academics and students with top grades.

The programme has no restrictions on the applicant’s age or the country of origin.

As soon as the Golden Visa expires, the foreigner can extend it if the conditions under which he obtained it persist. That is, if he still runs a company or owns real estate.

Golden Visa Categories in the UAE

10-year Golden Visa UAE for Property Owners

A ten-year visa is issued on the following grounds:

• The investor must own one or more properties in Dubai with a combined purchase value of at least AED 2 million (approx. $545,000).
• A mortgaged property may qualify if the bank confirms at least AED 2 million has been paid and does not object to the visa.
• The applicant must be inside the UAE when applying.

Family members: parents, spouse, unmarried daughters and minor sons receive visas together with the applicant.

Since 2022 foreign investors in real estate worth at least AED 2 million are eligible for the 10-year Golden Visa starting from October 2022 instead of only 5 years as it was before.

The most accessible route for Dubai property owners is a two-year UAE residence visa. The DLD states no minimum value for individually owned property; for joint ownership, the applicant’s share must be worth at least AED 400,000 (about $109,000).

5-year Golden Visa UAE for Entrepreneurs

A five-year entrepreneur visa is available for an innovative, technical or future-oriented project worth at least AED 500,000 (approx. $136,000). An auditor must confirm its value, and a competent emirate authority or an accredited incubator must approve the project.

The entrepreneur can include three more top managers of the company in the application.

10-year Golden Visa UAE for Investors and Entrepreneurs

A foreigner may obtain the UAE Golden Visa for a ten-year period in the following cases:

• Holding a deposit of at least AED 2 million (approx. $545,000) in an accredited investment fund;
• Owning a valid company with capital of at least AED 2 million; or
• Obtaining a Federal Tax Authority letter confirming that the owner or partner pays at least AED 250,000 in annual taxes. 

Entrepreneurs have the right to apply for a visa for two employees of the company: an executive director and a consultant. Additionally, it is possible to include business partners in the application, provided that each partner invests AED 2 million (approx. $545,000).

UAE Golden Visa for Students

The UAE grants a Golden Visa to exceptional students who have demonstrated outstanding academic performance. This category of visa does not require a sponsor.

Students must apply through the relevant emirate and verify their eligibility via the dedicated online portals provided by the authorities in Abu Dhabi and Dubai.

The Golden Visa for students offers a fixed 10-year residency period, which is non-extendable under any circumstances.

UAE Golden Visa for Professionals

To qualify for the UAE Golden Visa, applicants must demonstrate exceptional professional expertise in their respective fields. Eligible candidates include distinguished doctors, scientists, inventors, senior executives, and specialists in scientific disciplines, as well as accomplished figures in culture, the arts, and athletics.

Those with a PhD or expertise in engineering and science — covering fields such as epidemiology, virology, artificial intelligence, big data, and various branches of engineering, including software, electrical, and biotechnology — may also be considered.

A formal letter of recommendation from the relevant government authority overseeing the applicant’s area of expertise is required to support the application.

Golden Visa Fees in the UAE

How to Apply for Golden Visa UAE

Step 1: Choosing a Suitable Residency Programme in the UAE

Up to 1 week

An investor chooses either a residency programme or Golden Visa – whichever suits them best. The investor then reviews and selects properties together with a Tranio manager. 

Step 2: Closing of a Sale

2–3 weeks

The investor pays the first instalment for a property in order to book it. This is needed because the demand for real estate in Dubai is very high and attractive properties are quickly sold out.

After the prepayment, the investor signs a sales contract and pays the full price for the selected property.

The transaction is then registered with the Dubai Land Department and the investor receives a title deed.

Step 3: Collecting the Required Documents

1–3 weeks

The investor collects the documents and gets them apostilled, translated, and certified with a notary. All the necessary steps can be carried out by a Tranio consultant under a power of attorney.

Step 4: Obtaining a Temporary Investor Visa

5–7 days

An Entry Permit valid for 6 months, which allows an investor outside the UAE to officially enter the country to complete immigration procedures. If the investor is already inside the UAE, this stage is replaced by an online Change Status procedure.

Step 5: Medical Check-Up in the UAE

1 day

This stage is compulsory for all foreigners immigrating in the UAE: investors, academics or students. The check-up takes place at any of the country's certified medical centres, where foreigners undergo a blood test and a lung X-ray.

Step 6: Submitting Documents to the Relevant Authorities in the UAE

1 day

Next, the investor provides fingerprints and a biometric photo at a UAE government centre and submits their original foreign passport. The remaining documents are submitted online to the Federal Authority for Identity & Citizenship or the General Directorate of Residency & Foreigners Affairs.

Step 7: Obtaining the UAE Golden Visa

7–10 business days

After the complete documents are submitted, fees paid and medical examination completed, the DLD sends the residence permit by email. A separate six-month wait before issuance is not required under this DLD service, and the investor receives a physical UAE Resident Identity Card (Emirates ID) valid for 10 years.

Where to Apply for Golden Visa UAE

The Golden Visa applications are processed by The Federal Authority for Identity & Citizenship and the General Directorate of Residency & Foreigners Affairs.