Golden Visa by Investment: What Homeowners Need to Know

In recent years, the UAE has strengthened its position as a premier destination for global investors, entrepreneurs, and professionals seeking both financial growth and lifestyle stability. Among the most attractive opportunities it offers is the Golden Visa.

The Golden Visa is a long-term residency programme that allows qualifying investors and their families to live, work, and study in the Emirates without the need for a local sponsor. For property investors, it has become one of the most appealing routes to secure this privilege. With the UAE, and it leading Emirates of Dubai and Abu Dhabi, leading the charge in urban development and property innovation, real estate continues to drive demand for the programme.

Yet, as with any significant investment, understanding the requirements, especially the role of property valuation, is critical. Here’s what you need to know…

Why Property Investment is Central to the Golden Visa

Launched in 2019 and evolving through successive policy updates, the UAE Golden Visa programme was designed to attract long-term investors who contribute to the economy’s growth and diversification. For property buyers, it offers:

• Long-Term Residency: Typically, a 10-year renewable visa, offering stability for you and your family.
• Family Sponsorship: The ability to include spouses and children in the residency permit.
• Freedom and Flexibility: Unlike other visas, the Golden Visa does not require a national sponsor and allows investors to live, work, or study freely in the UAE.
• Confidence in the Market: By tying the visa to real estate investment, the UAE ensures that participants are making meaningful, value-backed contributions to the economy.

This makes property ownership not just a financial decision, but a lifestyle investment that secures both present and future opportunities.

The 2025 Golden Visa Requirements for Property Investors

As of 2025, the UAE government has streamlined and clarified eligibility criteria for property-linked Golden Visas. Key highlights include:

• Minimum Investment Threshold: A property (or combination of properties) valued at a minimum of AED 2 million qualifies for a 10-year Golden Visa. This threshold applies whether the property is completed or off-plan.
• Completed and Off-Plan Properties: Off-plan properties must be at least 50% complete at the time of application. Developers must provide a handover certificate, verified by the relevant Emirate’s authority.
• Official Valuation Certificate: Investors must obtain a property valuation certificate from the Dubai Land Department (DLD) or Abu Dhabi’s TAMM portal to verify the property meets the AED 2 million requirement.
• Mortgage and Net Equity Rules: Mortgaged properties can still qualify, provided the investor’s equity meets the AED 2 million threshold. This is verified via a No Objection Certificate (NOC) from the lending bank.
• Joint Ownership and Multiple Properties: Investors may combine the value of several properties or apply jointly with a spouse. Each applicant must meet the proportional AED 2 million threshold for eligibility.
• Gifted Properties: Properties transferred as gifts may also be eligible, subject to a formal valuation and proof of ownership transfer, along with applicable registration fees.

By meeting these conditions, property investors in the UAE can unlock long-term security in one of the world’s fastest-growing economies.

The Crucial Role of Property Valuation

Perhaps the most critical element of the Golden Visa application is accurate property valuation. Because the programme hinges on crossing the AED 2 million threshold, even a minor discrepancy can affect eligibility. Property valuation done right has the following characteristics:

• Ensures Eligibility: A certified valuation from DLD or TAMM confirms the property’s current market value, ensuring it meets the criteria.
• Accounts for Appreciation: Properties initially purchased for less than AED 2 million, but which have since appreciated can still qualify, provided the new valuation crosses the threshold.
• Supports Mortgaged Investments: For mortgaged assets, valuation confirms the balance of equity owned by the investor, ensuring compliance with programme rules.
• Streamlines the Application: A government-approved valuation certificate reduces delays and ensures transparency when submitting documents for the visa.

Without this step, even a qualifying property could face unnecessary complications in the application process.

Step-by-Step: The Property Valuation and Golden Visa Process

While the requirements may appear complex, the process is structured to ensure transparency and efficiency:

1. Application Submission: Investors submit a request for valuation through the Dubai REST app, DLD’s eServices, or Abu Dhabi’s TAMM portal.
2. Documentation Preparation: Required documents include a copy of the title deed, passport or Emirates ID, municipality maps, sales contracts, and, if mortgaged, a NOC from the bank or developer.
3. Valuation Certificate Issuance: Once submitted, valuation certificates are typically issued within three working days in Abu Dhabi and a few days in Dubai.
4. Visa Application: The valuation certificate, along with supporting ownership and financial documentation, is included in the Golden Visa application to the Federal Authority for Identity and Citizenship.
5. Residency Approval: Upon approval, the investor receives a renewable 10-year residency permit covering themselves and eligible dependents.

This process reflects the UAE’s broader commitment to transparency, regulatory rigour, and investor confidence.

Key Considerations for Investors

Before beginning the Golden Visa journey, investors should keep in mind:

• Freehold Zones Only: Only properties in designated freehold or investment zones qualify (e.g., Downtown Dubai, Dubai Marina, Yas Island in Abu Dhabi).
• Mortgage Implications: Ensure your bank provides the necessary NOC and that your equity stake meets the AED 2 million threshold.
• Ongoing Ownership: Golden Visa holders must maintain ownership; selling the property or falling below the threshold may affect renewal eligibility
• Long-Term Planning: Choose properties that not only meet today’s criteria but also have strong prospects for appreciation and rental returns.
• Professional Guidance: Given the complexities of valuation and documentation, working with experienced advisors can save time and prevent costly errors.

By approaching the process strategically, investors can secure both a Golden Visa and a robust, income-generating asset.

How Cavendish Maxwell Can Support Your Golden Visa Journey

At Cavendish Maxwell, we understand that securing the Golden Visa is about safeguarding your future in the UAE with confidence and clarity. Our RICS-certified valuers and property consultants work closely with clients to deliver accurate, certified valuations in line with DLD and RERA standards. We provide transparent assessments to help you understand your property’s value and eligibility for the Golden Visa. From navigating documentation to supporting your investment decisions, we are here to guide you through every step of the process.

Get in touch with us to learn more about the UAE Golden Visa by Property Investment.