The UAE grants a 10-year Golden Visa to foreign investors who purchase real estate with a total value of at least AED 2 million. Investors may combine multiple properties to meet this threshold, and eligibility can be established through a certified property valuation, rather than relying solely on the purchase price. Both completed properties and off-plan projects qualify under the current guidelines, offering flexibility in investment choices.
Recent policy updates have further broadened eligibility criteria. Off-plan properties are now accepted regardless of the construction stage, as long as the developer issues a No Objection Certificate (NOC) confirming your payments. Properties under mortgage are also eligible, provided a bank NOC is obtained. Importantly, there is no minimum down payment required for Golden Visa applicants using financed properties.
Unlike standard residency visas, the Golden Visa is a self-sponsored residency permit, meaning it does not require a local employer or individual sponsor. It provides long-term residency rights and greater security for real estate investors.
The Impact
Despite the many advantages the Golden Visa offers, it comes with an important condition: investors must continuously meet the eligibility requirements to maintain their residency status. Since the visa is directly linked to the qualifying investment, selling the property can have significant implications.
a. Linked title deed
The Golden Visa is linked to the deed of the qualifying property. If an investor wishes to sell this property, the authorities will consider the visa status at risk. According to current regulations, the Dubai Land Department will block the transfer of the title unless the seller can provide proof of ownership of alternative qualifying assets that meet the required investment threshold.
b. Showing alternate assets
Before proceeding with the sale, you must demonstrate that you continue to meet the AED 2 million investment threshold through other assets. For instance, if you sell a property valued at AED 2 million, but you own other properties or a combination of properties that collectively exceed this amount, you will need to submit certified valuations to confirm that your remaining holdings still meet or exceed the required value. Only upon providing this proof can the sale be processed as usual.
c. Visa cancellation if the threshold is lost
If, following the sale, your property investments fall below the AED 2 million threshold, you will no longer be able to maintain your Golden Visa. In such cases, the Golden Visa must be canceled prior to completing the sale. It is advisable to cancel the Golden Visa associated with the original property before proceeding with the sale, as this will remove any restrictions on the title deed.
d. Transfer of visa to a new property
In practice, if you plan to sell your current property and reinvest, you can retain your Golden Visa by transferring it to a new property valued at a minimum of AED 2 million before completing the sale. This ensures ongoing compliance with the investment requirement, allowing your Golden Visa to remain valid by linking it to the new qualifying asset.
In summary, you cannot sell your Golden Visa property and retain the visa unless you have another qualifying investment of at least AED 2 million. If you do own a new eligible property, immigration guidelines recommend finalizing the sale only after the visa for the new asset is confirmed. Failing to meet this requirement will result in the cancellation of the visa upon the sale of the qualifying property.
Maintaining Your Golden Visa
After obtaining the Golden Visa, you must continue to meet both the investment and residency requirements to maintain your status. Golden Visa holders remain subject to the UAE’s broader immigration and residency regulations, much like any other residence visa in the country. After obtaining the visa, you must keep meeting the investment and residency conditions:
a. Keep the investment
You must continue to hold qualifying real estate to maintain and renew your Golden Visa. The visa remains renewable only as long as you retain property investments with a total value of at least AED 2 million. This requirement can be fulfilled through a single property or a combination of multiple properties, provided their combined value meets the threshold. It is essential to ensure that the current certified valuation of your holdings continues to reflect this minimum investment amount, as market fluctuations may impact eligibility during renewal.
b. Compliance with the UAE Law
In the UAE, a residence visa can be cancelled for several legal reasons, whether you hold a standard residence visa or a long-term visa like the Golden Visa. The UAE requires a clean record for visa holders. Any serious criminal offense may result in the automatic cancellation of the residence visa and could also lead to deportation, potentially accompanied by a ban on re-entering the UAE, depending on the nature of the offense and the court’s judgment.
c. Renew on time
The Golden Visa is renewable, subject to continued compliance with the eligibility criteria. At the time of renewal, applicants must submit updated documentation, including certified property valuations, title deeds, and relevant certificates from the Land Department, to demonstrate that the required investment threshold is still met. Additionally, a valid Emirates ID and active health insurance coverage are required, in line with the standard requirements for all UAE residence visas.
The UAE Golden Visa offers unmatched long-term benefits for real estate investors, but maintaining it is not automatic. Because your residency is directly linked to a qualifying property investment, any sale or change in ownership must be carefully planned. The key is to ensure your properties continuously meet the AED 2 million threshold. With proper planning and legal compliance, the Golden Visa remains a powerful pathway to stable, long-term residency in the UAE.
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