UAE resident visa through real estate
We arrange the Golden Visa (UAE resident visa) for a property purchase from AED 2M. A renewable 10-year residency that includes your spouse and children of any age. Support is free for ANPA Estate clients.
Book a consultationA standard UAE residence visa via an employer or company lasts 2-3 years, is tied to your job and needs annual renewals. The Golden Visa gives you autonomy: 10 years with no employer, no 6-month re-entry rule and the right to bring your family. The ANPA Estate team in Dubai handles the whole process end to end, led by founders Anton and Natalya Panasenko.
The Golden Visa includes your spouse and children of any age: there is no age cap for children (daughters must be unmarried). A standard visa sponsors sons only up to 25. The whole family is filed in one application, with no separate fee per member.
Unlike a standard residence visa, the Golden Visa has no rule requiring you to enter the UAE every 6 months. You can live abroad for long stretches and keep your residency. Visits are only needed during processing: medical test, biometrics and Emirates ID.
With the Golden Visa you open a personal account at a UAE bank (Emirates NBD, ADCB, Mashreq and others), get your Emirates ID and a UAE driving licence. This opens access to resident mortgages, roughly 4-6.5% per year, for further purchases.
The UAE levies no personal income tax, no inheritance tax and no tax on rental income from apartments. With the Golden Visa you can obtain UAE tax residency (TRC) once you meet the tax authority (FTA) conditions. How this interacts with taxes in your country of residence depends on its laws.
A ready property from AED 2M or an off-plan unit both qualify. Since February 2026, off-plan counts at the full contract value once the Oqood is registered with the Dubai Land Department (DLD), regardless of how much you have paid (the old 50% pre-payment rule was scrapped). A property under a UAE bank mortgage also works (bank consent, an NOC, is required). We source units from RERA-accredited developers.
5-10 daysWe handle the purchase: the SPA or Oqood contract, payment through the Land Department and registration in your name. For ready property the core document is the Title Deed; for off-plan, Oqood registration with the DLD is enough (the Title Deed is issued at handover).
2-4 weeksWe collect your passport, medical insurance, a bank statement, family members’ passports, and marriage and birth certificates with apostille and Arabic translation. All translations are done by a bureau accredited by the UAE Ministry of Justice.
3-5 daysWe submit the online application through the GDRFA (Dubai residency authority) or ICP system. We accompany you to the medical test (blood test and chest X-ray) and biometrics for the Emirates ID. Processing takes 2-3 weeks.
2-3 weeksOnce approved, you receive a 10-year resident visa and the Emirates ID, your resident card. With it we open bank accounts and arrange mobile service, access to government services and healthcare.
1-2 weeksThe UAE Golden Visa cost is government visa fees plus transaction costs (4% DLD fee, registration, agency commission on resale). Move the slider to estimate the budget for your property.
Transaction fees
Golden Visa government fees
Estimate only (2026), not a public offer. Excludes: VAT on services and legal support; for mortgages, bank fees and property valuation. Government fees are set by the UAE state and may change. Visa support is free for clients buying real estate through ANPA Estate. We prepare an exact quote at a free consultation.
Get an exact quoteIf an application is rejected because of an error or omission in documents we prepared, we redo and refile it at no extra charge for our work. Government fees are paid by the client; they are charged again and are non-refundable.
There is no nationality restriction: the UAE Golden Visa through real estate is open to citizens of any country. The requirement is the same for everyone, property from AED 2M in your own name and a clean medical test. Depending on your nationality, banks may apply enhanced checks on the source of funds when you open an account or transfer money, so we plan a clean payment route for the deal in advance.
AED 2 million (about USD 545,000) per applicant. It can be one property or several combined, registered in the applicant’s name. Off-plan units count at the full contract value once the Oqood is registered with the Dubai Land Department, regardless of how much you have paid: the 50% pre-payment rule was scrapped in February 2026. A property under a UAE bank mortgage also qualifies.
Yes. Since February 2026, an off-plan unit counts at the full contract value registered with the Land Department (Oqood), even if you have paid only part of it. A property mortgaged with a UAE bank also qualifies: you need a bank consent letter (NOC), and the full appraised value counts. The key conditions: a contract price from AED 2M and a RERA-accredited developer.
For clients buying real estate through ANPA Estate, our Golden Visa support is free. You pay only government fees: roughly AED 9,900 for the main applicant and about AED 5,800 per family member, so around AED 21,000-27,000 for a family of 3-4. The medical test, medical insurance and document translations are charged separately. On top of the visa, a property purchase carries standard costs: the 4% Land Department fee, registration and services. We prepare an exact quote for your situation. Figures are for 2026.
Usually 4-6 weeks from filing to Emirates ID in hand. Of that, 2-3 weeks is the GDRFA Dubai review, about a week for the medical test and biometrics, and the rest for printing the card. If all documents are ready and the medical test is clean, we often finish within 2-4 weeks.
Choosing a qualifying property, the turnkey deal, collecting and translating documents, filing with GDRFA, accompanying you to the medical test and biometrics, and obtaining the Emirates ID. For clients buying real estate with us this is free: you pay only government fees and mandatory costs (insurance, translations).
The Golden Visa rests on owning property worth AED 2M or more. If you sell and want to keep the visa, you replace it with another property of comparable value so you do not drop below the threshold. Selling without a replacement can put the status under review. We help plan the replacement or an additional purchase so the visa stays valid without a gap.
The Medical Fitness Test includes a blood test and a chest X-ray. For a healthy applicant it is routine. Rejections on medical grounds are rare and relate to specific infectious diseases; we explain in advance how and where it is easiest to take.
Refusals are rare: with a correctly assembled package and a clean medical test they almost never happen. The usual causes are the medical test or a history of deportations from the UAE, which do not depend on the quality of support. If an application is rejected because of an error or omission in documents we prepared, we redo and refile it at no extra charge for our work (government fees are charged again and are non-refundable). The property you bought remains yours regardless of the visa outcome.
No, there is no mandatory residency: this is the key difference from a standard UAE residence visa. A standard visa requires you to enter the country every 6 months or it is cancelled. The Golden Visa is exempt from that rule, so you can live abroad for long periods and keep your UAE resident status.
The Golden Visa renews for another 10 years as long as you keep property worth AED 2M or more. Renewal involves a repeat medical test and biometrics, an updated Emirates ID and the fees. No sponsor or employer tie is needed.
No, the Golden Visa is a resident visa, not a path to a UAE passport. UAE citizenship is granted in exceptional cases by decision of the authorities for outstanding contribution. The Golden Visa gives you everything you need to live in the UAE long term: residency, banks, business and schools, without a passport. If a second passport is your goal, talk to us about Turkish citizenship by real estate investment.
We will review your situation: which property meets the AED 2M threshold, what documents you need and how long the visa will take for your family. We reply within an hour.
