UAE Golden Residence: Long-Term Residence for Investors Who Put AED 2 Million Into the UAE
You want a long-term base in the UAE without an employer sponsor, and you want to know what to invest. The Golden Residence for investors starts at AED 2,000,000, and the Dubai Land Department says a Dubai property of that value gives a 10-year renewable permit. Dubai also has a 2-year investor visa on one owned property and a 5-year retiree route from age 55.
Pages that give different lengths and different rules
The UAE's own pages do not agree on how long the property residence lasts, and guides repeat whichever number they find first. The Dubai Land Department says 10 years for a Dubai property of AED 2 million, and 2 years or 5 years on two other permits. The federal portal u.ae shows 5 years for real estate.
What it looks like from the outside:
- A property residence shown as 10 years on the Land Department page and 5 years on u.ae.
- Three different permits for property owners, with three different fees.
- Deposits and company routes with their own rules and a two-year freeze.
How it feels:
- You worry you will buy on the wrong assumption about the length.
- You fear paying for a permit you do not qualify for.
- You feel unsure whom to trust when official pages disagree.
You do not have to settle the conflict alone
We know how hard it is to invest when the authorities' own pages give different lengths. You want someone who has read the rule on the official page, tells you honestly when a route does not fit, and stays with you until the file is filed.
What we have done:
- 35+ years in immigration and investment migration
- 25,000+ families guided since 1991
- 3rd Generation in the immigration industry
- 2026 Canadian Choice Award winner
What we believe:
- Honesty first: we tell you when a route does not fit, before you move money.
- Checked rules: every figure on this page is read from an official source and dated.
- Your plan, not a template: the right route depends on your goals, your family and your funds.
We believe you should see both answers and know who confirms the right one before you buy.
What you get
| Feature | Benefit | Meaning |
|---|---|---|
| A long residence without an employer sponsor | ICP describes a renewable residence for investors | You are not tied to one employer |
| Several ways to qualify | Property, a deposit, company capital, a company share or taxes paid | You choose the route that suits your assets |
| Lower-entry permits for property owners | Dubai offers a 2-year investor visa and a 5-year retiree permit | You can start smaller, or plan for retirement |
| Family cover | ICP lists spouse, children of any age and parents | The people you worry about are covered together |
| Published government fee lists | The Land Department and the Dubai residency authority list each fee line by line | You can add up the permit cost before you commit |
Where it takes you: a long-term, renewable UAE residence for you and your family. This is a residence, not a passport.
Is it right for you?
An honest answer before you move funds.
| A good fit if | Consider another route if |
|---|---|
| You can invest AED 2,000,000 in property or in a UAE deposit, company or share | You want to apply from abroad through a representative: the Land Department service needs you in the UAE and attending yourself |
| You want a residence that does not depend on an employer | You need a deposit you can withdraw within two years: the deposit is frozen for at least two years |
| You can be in the UAE to apply in person, as the Land Department requires | You want a 10-year permit on a property below AED 2,000,000: the 2-year and 5-year permits cover smaller properties |
| You can show valid health insurance for you and your family | Your funds cannot be documented |
Not sure the UAE is the best fit? Compare all Middle East routes, or use Find my program and we match your goals to the right one.
What you need
You need a qualifying investment, proof of where the money came from and health insurance, and for the Dubai Land Department service you must be in the UAE and attend yourself. Escorts and representatives are not allowed at that service.
What the ICP, GDRFA and Land Department pages list:
- Real estate, 10-year permit: a property bought at AED 2,000,000 or more, wholly owned by you (the Land Department page). A mortgaged property is accepted with a no-objection letter from the bank that states the amount paid and the balance. ICP also counts off-plan units worth AED 2,000,000 from an approved developer.
- Public investment (any one): a deposit of at least AED 2,000,000 with a UAE investment fund or national bank, a UAE company with capital of at least AED 2,000,000, a share of at least AED 2,000,000 in a UAE company, or a company that pays at least AED 250,000 a year in federal taxes. The capital must be fully yours, not borrowed.
- Proof of the source of funds, a title deed, a passport and a photo.
- Valid health insurance for you and your sponsored family.
- For Dubai property: a Land Department status statement, and a lien on the property for the permit's duration.
The routes and rules
Dubai property owners can use three permits, and ICP lists the public investment routes. The amounts below are the authorities' own.
| Route | Minimum | Permit length | Rule |
|---|---|---|---|
| Golden Residence, property | AED 2,000,000 at purchase | 10 years, renewable | Wholly owned; a mortgaged property needs a bank no-objection letter (Land Department) |
| Investor visa (Taskeen) | Sole owner: no value set; joint owner: share worth AED 400,000 | 2 years | You attend in person; sponsorship covers spouse, children and parents for 1 year (Land Department) |
| Retiree Golden Visa | Age 55 or over; AED 1,000,000 paid in full, unmortgaged | 5 years, renewable | Spouse and children can be sponsored; parents get a separate 5-year permit (Land Department) |
| Deposit | AED 2,000,000 | 10 years | With a UAE fund or national bank, or local bonds or Sukuk; frozen at least two years (GDRFA) |
| Company capital or share | AED 2,000,000 | 10 years | A UAE company or a share in one, with certified financial documents |
| Taxes paid | AED 250,000 a year | 10 years | Federal taxes paid by your company, or your share of it |
| Entrepreneur | AED 1,000,000 annual revenue (SME), or AED 7,000,000 from sold ventures | 10 years | ICP lists it separately; the idea needs approval from an accredited incubator |
Who can be included. ICP says your spouse and children of any age can be sponsored, and your parents too. The Land Department page adds that sons and daughters over 18 give an undertaking that they are unmarried, and that the Golden Visa needs health insurance for sponsored family members.
How long it lasts. The Dubai Land Department service page (updated 14 October 2026) says a property of AED 2,000,000 or more gives a 10-year renewable permit. ICP and the Dubai residency authority also say 10 years. The federal portal u.ae shows 5 years for real estate investments, and your partner checks the length with the authority before you file.
What it costs, and what waiting costs
The investment is the larger cost, and the permit fees sit on top. Set both against the cost of a wrong start: a purchase made on the wrong assumption about length or fees.
| Dubai Land Department fees (updated 14 October 2026) | Amount |
|---|---|
| 10-year Golden Visa, investor, total | AED 9,884.75 |
| of which: medical exam, Emirates ID, residency confirmation, Land Department fee, administration | AED 700, AED 1,153, AED 2,856.75, AED 4,020, AED 1,155 |
| Family permit, per person | AED 5,774.50, plus AED 318.75 to open the sponsorship file |
| Each additional sponsored person | AED 100 |
| 2-year investor visa (Taskeen), investor | AED 10,212.50 |
| 2-year visa: spouse, child under 18, parents (1 year) | AED 7,382.25, AED 6,482.25, AED 8,882.25 |
| 5-year retiree permit, total | AED 6,984.75 |
For the deposit, company and share routes, the Dubai residency authority lists the permit at AED 1,100 plus small fees (Knowledge Dirham AED 10, Innovation Dirham AED 10, in-country fee AED 500, delivery AED 20, and AED 100 for each year when the residence lasts over two years).
Sources: Dubai Land Department service pages and the Dubai General Directorate of Residency and Foreigners Affairs page, both updated October 2026. Insurance, property purchase costs, and professional fees are on top.
What you get, and where each claim comes from
Every benefit below carries its official source. Each benefit comes from a government page.
| Benefit | What the official page says | Source |
|---|---|---|
| No sponsor | Holders do not need a sponsor | u.ae golden visa page, updated 28 July 2026 |
| Longer time abroad | Holders can stay outside the UAE longer than the usual six months | u.ae golden visa page |
| Family | You can sponsor your spouse and children, and ICP also lists parents | u.ae and ICP |
| No 180-day rule | Holders are exempt from the 180-day residency rule | Dubai residency authority (GDRFA) |
| Renewal | ICP says automatic renewal; the Land Department calls the permit renewable | ICP, Dubai Land Department |
| Any nationality | The page sets no nationality restriction | u.ae golden visa page |
| Business tax | Corporate tax is 0% on taxable income up to AED 375,000 and 9% above it; an individual's wages, personal investment income and real estate investment income are outside corporate tax | UAE government and Federal Tax Authority guides |
We give no tax advice, and your home country may tax you under its own rules.
What it does not give you
The Golden Residence is a residence, not a passport. The u.ae nationality page describes citizenship as a separate route, through nomination. We found no official page that says the Golden Residence leads to citizenship.
- No guarantee: no route promises approval.
- A lien or a freeze: a lien stays on the property, and a deposit is frozen for at least two years.
- You attend yourself: the Land Department service needs you in the UAE, with no representative.
- Your funds stay in place: the property cannot be disposed of during the permit.
What happens at the Dubai Land Department
The Land Department lists four steps once your file is ready.
- Step 1: Visit a service center. You go in person, with your passport, title deed, photo and good conduct certificate.
- Step 2: Submit the file and pay the fees. Family files need attested marriage and birth certificates.
- Step 3: Complete the medical exam. You do it at the service center.
- Step 4: Receive the permit. The Land Department sends it by email, and lists 7 to 10 business days.
Property introductions in Dubai
If you choose the property route, we introduce you to local property partners in Dubai. They find properties that meet the AED 2,000,000 rule and the Land Department's conditions, and they handle the sale with you. We do not give investment advice or quote returns, and the purchase is an agreement between you and the seller. Local partners may pay AIA for introductions.
Beyond the visa: company, bank and tax with local partners
Most investors need more than a permit. We arrange a UAE company, a corporate bank account, tax registration and relocation steps with our partners in the UAE, so you deal with one point of contact. A UAE company with AED 2,000,000 in capital is also a Golden Residence route, and a company that pays AED 250,000 a year in federal taxes is another.
Also from AIA: Canada, Europe and citizenship
Many UAE residents plan a second move. Take the Canada immigration assessment to see your Express Entry position, or read our Canada immigration programs. If you want a European base, see residence by investment in Europe, and if you want a passport, see citizenship by investment. Use the UAE government fee calculator to add up your permit costs.
Your path in three steps
Three steps from your first answers to your residence.
- Step 1: Find your route. Use Find my program. You get a shortlist and a cost view for your family in a few minutes.
- Step 2: We do the heavy lifting. We qualify your case and check your funds, family and documents. When your case is qualified, we bring in the right local partner in the UAE, who files with the authorities. You make the investment you chose.
- Step 3: Your residence in hand. The authority decides, you keep the investment in place with the lien or freeze, and you renew on time.
Processing time depends on the authority and on how complete your file is.
Status: what changed and when
Reviewed 22 October 2026. Sources: ICP, Dubai Land Department, Dubai GDRFA and u.ae pages.
| What | Status |
|---|---|
| Minimum | AED 2,000,000 on most routes; AED 250,000 a year in taxes on one; ICP page updated 10 September 2026 |
| Validity, Dubai property | 10 years on the Dubai Land Department service page, ICP and Dubai GDRFA (October 2026); u.ae (updated 28 July 2026) shows 5 years for real estate, so the federal portal still disagrees |
| Mortgage | Accepted with a bank no-objection letter on the Land Department Golden Visa page; ICP also allows a bank loan |
| Other Dubai permits | 2-year investor visa on one owned property; 5-year retiree permit from age 55 with AED 1,000,000 paid in full |
| Applying | The Land Department service needs you in the UAE and attending yourself |
What could change: the minimums, the validity length and the fees. What we do about it: we re-read the official pages before each update and show the date.
After you have the residence
You keep the residence by keeping the investment in place. The Dubai authority page says the property cannot be disposed of, and the deposit cannot be refunded, during the 10-year period.
- Property: a lien stays on it for the permit's duration.
- Insurance: valid health insurance for you and your sponsored family.
- Renewal: ICP says renewal is automatic; the Land Department calls the permit renewable, and the Dubai authority says it can be extended if the conditions are met.
Two possible futures
A year from now, you may still be comparing guides while the rules shift. You hold a brochure, a number from one adviser that contradicts another, and no date on any of it.
Or your family has a residence in United Arab Emirates, your route is one that exists, and your file went in clean. You feel relieved, and you chose on facts you could check.
The cost of staying put: routes and rules change, and each change can add cost or close a door.
Your ultimate success:
- Relieved: your family has a base in Middle East
- Confident: you chose a route that exists today
- Protected: the people you worry about are covered
- In control: you decided on your terms, with the facts
Which route fits your family?
Answer eight short questions and the finder ranks all 17 residence programmes against your goals, funds and family. You see your shortlist and the cost for your family first, and a form only if you want it emailed with a fact sheet.
Why clients choose Amir Ismail & Associates
35+ years of hands-on immigration experience and 25,000+ successful cases. 3rd generation in the immigration industry. We bring in qualified local partners in each country, so you deal with one accountable team from first question to filing.
One point of contact
We qualify your case first, then bring in the right local partner. You deal with us throughout.
A strategy built for your family
We match routes to your goals, funds and family, not a template.
Application accuracy
Document and source-of-funds review that prevents costly errors and refusals.
Timely updates
We track rule, fee and regulator changes across every program for you.
End-to-end support
From your first question to your permit in hand, we guide every step.
Proven track record
2026 Canadian Choice Award winner, trusted since 1991.
What our clients say
Real reviews from clients we have guided across borders.
Frequently asked questions
What does the UAE Golden Residence really cost?
You invest at least AED 2,000,000 in property or in a public investment. For a Dubai property, the Land Department lists AED 9,884.75 in government fees for the 10-year permit, and AED 5,774.50 for each family member plus a file-opening fee. Insurance, purchase costs and professional fees sit on top.
How long does it take?
The Land Department service pages list 7 to 10 business days once your file is complete. The property purchase and checks come first, and we tell you what we know about each step before you commit funds.
Will my application be approved?
No route promises approval, and we make no approval claims. What we control is the file: a qualifying investment, documented funds and valid insurance. We tell you before you pay if your case does not fit.
What is the UAE Golden Residence?
The Golden Residence is a long-term, renewable UAE residence for investors, entrepreneurs and other groups. The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) describes it, and the emirates issue the permits.
Is the real estate residence 5 or 10 years?
For a Dubai property of AED 2,000,000 or more, the Dubai Land Department, ICP and the Dubai residency authority say 10 years. The federal portal u.ae still shows 5 years for real estate, and the Land Department’s retiree permit is 5 years. your partner checks the length before you buy.
Can I invest less than AED 2,000,000?
In Dubai, yes, on two other permits. A sole owner of one property can apply for a 2-year investor visa, and a person aged 55 or over with AED 1,000,000 paid in full can apply for a 5-year retiree permit.
Can I use a mortgage?
The Land Department’s Golden Visa page accepts a mortgaged property with a bank no-objection letter that states the amount paid and the balance. ICP also says a loan from an approved local bank may fund the purchase. The retiree permit asks for AED 1,000,000 paid in full.
Can I apply from abroad?
Not through the Land Department service. It says the applicant must be inside the UAE and must attend in person, with no escorts or representatives. We plan your entry and your appointment with the local partner.
Can I invest without buying property?
Yes. You can keep AED 2,000,000 on deposit with a UAE fund or national bank, set up a company with that capital, hold a share of that value, or run a company that pays AED 250,000 a year in federal taxes.
Can my family be included?
Yes. ICP says your spouse, your children of any age and your parents can be sponsored. The Land Department lists a family permit fee of AED 5,774.50 per person for the Golden Visa.
Do I have to live in the UAE?
The Dubai authority page says holders are exempt from the 180-day residency rule. Your partner checks any other stay rules.
Do you help with buying a property?
Yes, through introductions. For the property route we introduce you to local property partners in Dubai. We do not give investment advice or quote returns, and the purchase is an agreement between you and the seller. Local partners may pay AIA for introductions.
Does the Golden Residence lead to citizenship?
No. The Golden Residence is a residence. The u.ae nationality page describes citizenship as a separate route, through nomination, and we found no official page that says the Golden Residence leads to it.
What does the UAE tax?
The UAE government and the Federal Tax Authority say corporate tax is 0% on taxable income up to AED 375,000 and 9% above it. An individual’s wages, personal investment income and real estate investment income are outside corporate tax. We give no tax advice, and your home country may tax you.
Can you help with a company or a bank account?
Yes. We arrange a UAE company, a corporate bank account, tax registration and relocation steps with our local partners, so you deal with one point of contact.
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Last reviewed: 22 October 2026 · Last updated: 22 October 2026
