Dubai Golden Visa · 10-year UAE residency
Long-term residency of 10 renewable years, no local sponsor required and no minimum stay obligation. Spanish-speaking team throughout. Accessible through real estate investment, business investment, specialist talent or demonstrated achievements.
5.0Verified Google reviews
Five ways to obtain the Golden Visa.
Real estate investment.
Own one or more properties with a minimum value of 2 million AED in Dubai. Properties may be mortgaged or financed provided the total value meets the threshold.
Business investment.
Paid-up shareholdings of at least 2 million AED in a UAE-registered company or capital deposited in an approved fund. Capital must be own funds, not financed.
Entrepreneurs with a project.
Viable project approved by local authorities or an accredited incubator, meeting minimum revenue or income parameters. The ideal pathway for startups with demonstrable traction.
Qualified professionals.
Qualifications, experience and minimum income in fields such as medicine, engineering, IT, education, science or law. Requires rigorous documentary accreditation.
Specialist talent.
Documented track record of achievements in the arts, sciences, academia or sport. Nomination by competent authorities or accreditation in the relevant field.
How to obtain the 10-year Golden Visa through the real estate pathway in the UAE.
Detailed guide to the most popular Golden Visa route: real estate pathway with property in Dubai worth at least AED 2 million.
Who can apply
- Property in Dubai ≥ AED 2M
- One or several properties in the applicant's name up to the minimum value of AED 2 million.
- Property with mortgage
- If the property was acquired with a developer or bank mortgage, a developer statement or bank NOC is required.
- Physical presence in the UAE
- The applicant must be physically present in the UAE at the time of application.
- Spouses as co-owners
- Husband and wife may participate in the same property with a marriage certificate attested by MOFA and translated into Arabic.
- Joint property under AED 4M
- Only one spouse applies as primary holder and sponsors the other. If shares are equal either spouse may apply; if not, the one with the larger share applies.
- Official valuation required
- If the Title Deed shows a lower value, an official valuation certificate is accepted provided the market value exceeds AED 2M.
- Property shared with a partner
- Shared title is accepted as long as the applicant's share is at least AED 2M.
- Exact name on passport
- The applicant's name on the Title Deed must match the passport name exactly.
Documentation needed
- Title Deed
- Issued in Dubai with a minimum value of AED 2M. Properties in other emirates or in DIFCA are not accepted.
- Valid passport
- Clear copy with at least 6 months of remaining validity.
- Previous Emirates ID
- If applicable (current resident or previous applications).
- Digital photograph
- High quality, meeting the official ICP specifications.
- National identity document
- For applicants from Iran, Pakistan, Iraq, Libya and Afghanistan.
- Valid medical insurance
- Issued by a UAE insurer. Options: DHA Basic Insurance or Comprehensive Insurance. Mandatory for all residency applications under GDRFA rules.
Advantages as holder
- Unlimited stay outside the UAE
- No maximum time limit outside the country. Unlike other residencies, you are not required to return every 6 months.
- Safety
- Dubai has very low crime rates. Those who break the law lose their residency and are deported.
- Employee sponsorship
- Possibility to sponsor up to 3 domestic employees and drivers.
- Family sponsorship for 10 years
- Family sponsorship for the same 10-year visa period.
- Children as dependents
- Holders of the property visa (10 years) and the retirement visa (5 years) may sponsor sons and daughters for the same validity period, provided they are unmarried.
- Parent sponsorship
- You may also sponsor your parents for 10 years.
Advantages over other visas.
10-year duration
Long-term residency with the possibility of automatic renewal while the qualifying conditions continue to be met.
No local sponsor
No sponsor or specific employer relationship required. Full independence from employment changes.
Freedom of movement
Unlimited entries and exits with no minimum stay. The visa does not expire even if you remain outside the country for extended periods.
Family sponsorship
Allows sponsoring spouse, children and domestic employees under dependent residency linked to yours.
Financial stability
Status recognised by banks, insurers and operators. Facilitates account opening, mortgages and financial products.
Employment independence
Residency is maintained even if you lose employment. Unlike standard visas, it is not cancelled when an employment relationship ends.
How we process your Golden Visa.
Eight structured steps: from identifying the eligibility pathway to issuing the Emirates ID with 10-year residency.
- 01
Pathway identification
We analyse your profile and determine which category applies: real estate, business, professional, talent or entrepreneur.
- 02
Documentation
We prepare title deeds (minimum 2M AED), business shareholding certificates, qualifications or accreditations depending on the pathway.
- 03
Pre-approval
The government assesses eligibility before processing the full application. This preliminary filter avoids unnecessary procedures.
- 04
Official application
We submit the application to the competent authority: ICP (Federal Authority for Identity) or GDRFA (Dubai) depending on the emirate.
- 05
Medical examination
Standard tests: blood analysis and chest X-ray. We coordinate the appointment and provide support throughout the process.
- 06
Biometrics and Emirates ID
Fingerprinting and biometric photograph. Full registration in the UAE federal system.
- 07
Visa issuance
Issued with 5 or 10-year validity depending on category and criteria. You receive the digital visa and the physical Emirates ID.
- 08
End-to-end management
LorcaBase handles every stage, including subsequent renewal and any incidents during the validity period.
Approximate fees for the Golden Visa.
Government fees (AED)
| Procedure | Fee (AED) | Notes |
|---|---|---|
| Initial application (10 years) | 9,884.75 | Official fee for first issuance |
| Renewal (10 years) | 9,419.75 | Renewal after 10 years of validity |
| Cancellation | 190.75 | Voluntary cancellation or change of status |
The above costs correspond to government fees. LorcaBase professional fees are quoted on a case-by-case basis according to complexity.
Essential documentation.
General documentation
- Passport
- Valid with a minimum of 6 months remaining.
- Proof of criterion
- Title deeds, certificates or specific accreditations.
- Health insurance
- Mandatory in the UAE during the residency period.
- Address
- Proof of actual UAE residence (contract, Ejari).
- Own funds
- Investments must be self-funded: loan-financed funds are not accepted.
According to the chosen pathway
- Real estate
- Title deeds with combined value ≥ 2M AED.
- Business
- Shareholding certificate and financial audit.
- Professional
- Recognised qualification + employment contract + verified salary.
- Talent
- Nomination by competent authority and documented portfolio.
- Entrepreneur
- Project endorsed by a recognised incubator + business metrics.
Golden Visa with LorcaBase.
We process Golden Visas across all categories with comprehensive support: from the initial evaluation of your pathway to the issuance of your Emirates ID.
Strategic assessment
We analyse your full profile to identify the pathway with the highest approval probability, taking into account timelines and costs.
Rigorous preparation
Complete dossier and documentation in the format required by each authority. No objections, no returns.
Medical coordination
Medical appointments coordinated at authorised centres, with accompaniment where needed.
Family management
We also process dependent visas for spouse, children and domestic employees linked to your Golden Visa.
Guaranteed renewal
10-year renewal calendar, with advance notice and maintenance of conditions.
Bilingual service
All communication, contracts and explanations in English and Spanish. No misunderstandings or approximate translations.
Looking for another option?
Investor Visa.
2-year residency linked to a company or investment, renewable while the activity remains active. Lower financial threshold.
Discover → XV · EmploymentEmployment Visa.
Visa sponsored by a UAE company for contracted employees. Duration 1 to 2 years, renewable.
Discover → XII · CorporateCorporate services.
Comprehensive services: visas, banking, compliance and ongoing administrative management.
Discover → V · FormationCompany formation.
Create the corporate structure that allows you to qualify for the Golden Visa through business investment.
Discover →Key terms of the Golden Visa.
Quick reference of the concepts you will encounter during the Golden Visa process: UAE authorities, documents and key figures.
Golden Visa▸
10-year UAE residence visa for real estate or business investors, qualified professionals, specialised talent and entrepreneurs. Renewable while criteria are maintained.
Title Deed▸
Property title issued by the Dubai Land Department. Legal document evidencing ownership of a Dubai property. Essential for the Golden Visa via real estate.
ICP▸
Federal Authority for Identity, Citizenship, Customs and Port Security. Federal body that manages Emirates ID, residency and citizenship at UAE level.
GDRFA▸
General Directorate of Residency and Foreigners Affairs. UAE authority in charge of visas and residencies in Dubai. Competent to process Golden Visa in the emirate.
MOHRE▸
Ministry of Human Resources and Emiratisation. UAE ministry regulating labour activity. Authorises Golden Visa holders to work in private sector companies.
MOFA▸
Ministry of Foreign Affairs. Attestation of foreign documents (marriage, birth certificates, etc.) for legal validity in UAE.
ICA▸
Identity, Citizenship, Customs and Ports Authority. UAE authority responsible for identity, citizenship, customs and ports. Publishes current rules on time abroad for visa holders.
NOC (No Objection Certificate)▸
Letter of no objection issued by bank or developer to proceed with the Golden Visa when property is mortgaged or financed.
Emirates ID▸
UAE national ID. Essential for opening bank accounts, renting property, contracting utilities and public services.
DHA▸
Dubai Health Authority. Regulates mandatory medical insurance for residents. Offers DHA Basic Insurance as alternative to comprehensive.
Property Valuation Certificate▸
Official property valuation certificate. Required when applying for the Golden Visa by market value above 2M AED.
Sponsorship▸
Residence sponsorship for family (spouse, children, parents) and domestic employees. Valid for the same period as the holder's Golden Visa.
Entry Permit▸
60-day entry permit issued before residency. Activates the Golden Visa process and the subsequent issuance of the Emirates ID.
Residence Visa▸
Residence visa issued by GDRFA or ICP. Enables living, working and sponsoring family in the UAE. The Golden Visa is a long-duration modality (10 years).
Ejari▸
Official tenancy contract registration system in Dubai. Document required to evidence address during residency processing.
AED▸
Emirati Dirham, official currency of UAE. Fixed exchange rate approximately 1 USD = 3.67 AED.
What people ask us most.
How long does it take to get the Golden Visa approved?
The average time is 2 to 6 weeks, depending on the category and how quickly the full documentation is provided.
Can I apply for the Golden Visa if I don't currently live in the UAE?
For the Real Estate Golden Visa, physical presence in the UAE is required for at least part of the process (biometrics and medical check). For other pathways, cases can be assessed individually.
What happens if I sell my property afterwards?
You cannot sell it freely: the title deed is blocked for as long as the visa remains active and based on that property.
Does the Golden Visa make me a tax resident automatically?
No. Tax residency requires living more than 183 days per year in the UAE or meeting other physical-presence criteria and obtaining the Emirati tax residency certificate.
Can I travel in and out without losing residency?
Yes. The Golden Visa does not require a minimum period of stay to remain active, unlike other Emirati visas that can lapse after 6 months abroad.
What happens if I change jobs?
It has no effect. The Golden Visa is independent of any employer and is not cancelled when an employment relationship ends.
Is a mortgaged property accepted for the Golden Visa?
Yes, but only if the total value is equal to or above 2 million AED.
Can I combine several smaller properties?
Yes, provided the combined value reaches 2 million AED and all are registered in your name.
Is the Golden Visa valid across all emirates?
Yes. Once issued, it is valid throughout the country regardless of the emirate where the application was made.
Can I change my Golden Visa category later?
In many cases yes. Each change is assessed individually based on the new requirements met.
The trust of those who already work with us
Your Golden Visa, processed with precision and long-term vision.
Book an initial consultation with no commitment. We will assess your optimal pathway, required documentation and a realistic timeline for obtaining your 10-year residency.
Book a consultation →Dubai Marina, UAE