Dubai Golden Visa & Property Owner Services

Property investors can apply for UAE Golden Residency if they own property in the UAE worth at least AED 2 million and meet the other current conditions. In Dubai the application goes through Dubai Land Department and the residency is issued by the immigration authorities, who make the decision.

At least AED 2 million in total. Dubai Land Department measures the purchase value at the time of purchase. If you own a property jointly, GDRFA Dubai says your own share must be worth at least AED 2 million.

Yes. Dubai Land Department and GDRFA Dubai both accept one or more properties that together reach AED 2 million, as long as you own them in your own name. For jointly owned property, your own share must reach AED 2 million.

Federal rules allow off-plan property bought from a developer approved by the local authority. Dubai Land Department’s service page does not currently set out Dubai’s off-plan conditions, such as how much must have been paid, so confirm them with Dubai Land Department before you rely on an off-plan purchase.

You do not need to live in the UAE to own property here. To apply, though, Dubai Land Department says the applicant must be inside the UAE, and the medical test and Emirates ID biometrics also happen here.

It depends on the authorities and on your documents, so no one can guarantee a timescale. Dubai Land Department’s service page quotes 7 to 10 working days for its own step; the medical test, health insurance and Emirates ID come after that.

We help you understand whether your property may meet the current criteria, what documents you need and how the process works, and our trusted Golden Visa partner prepares and submits the application with you. It goes through the official channels, and approval is a decision for the UAE authorities, not for Live Dubai.

Dubai Land Department lists your passport, title deed, a personal photo, your Emirates ID and current residence permit if you have them, and, if the property is mortgaged, a letter from your bank showing the amount paid and the balance. A medical test, health insurance and Emirates ID biometrics follow.

For non-Muslim owners, a federal civil law in force since February 2023 sets the default rules if there is no registered will: half to the spouse and half shared equally by the children. Different rules apply to Muslims. In every case Dubai Land Department needs a letter from the courts before it transfers the property to the heirs.

It is not compulsory, but without a registered will the default rules decide who inherits and the process usually takes longer. Many owners register a will in the UAE for their UAE assets. If you also have a will in another country, ask a lawyer to make sure the two work together.

Bank accounts are typically frozen, your heirs apply to the courts, and once the court writes to Dubai Land Department the title deed is transferred to them. Jointly owned property does not pass automatically to the other owner.

Yes. Under the civil law for non-Muslims you can leave your UAE assets to whoever you choose in a will, within the rules of that law. Some owners also use a company or foundation. A qualified lawyer can advise on what suits your family.

It can be part of a succession plan. Because a foundation owns its assets and continues after the founder dies, the property does not have to change hands on death; benefits are paid under the foundation’s rules. It does not automatically override the law of the place where the property is, and it needs specialist legal advice.

Not automatically. They do different jobs, and they often work together. The better question is what your family, your assets and the countries involved require. A specialist lawyer can help you decide.

A trust is an arrangement in which a trustee holds assets for the beneficiaries. A foundation is a separate legal entity that owns its assets itself and is run by a council under its charter and by-laws; its beneficiaries have no ownership of those assets.

Owners usually look at foundations for continuity after death, for clear rules on who manages and benefits from family assets, or to hold several assets together. It adds set-up and running costs, and it can affect things like Golden Visa eligibility and mortgages, so it is not right for everyone.

RAK ICC’s rules let a foundation hold real estate, subject to local land registry requirements. Dubai Land Department has accepted RAK ICC companies as owners of Dubai freehold property since 2019, and RAK ICC announced in 2025 that Dubai property can also be registered through RAK ICC foundations. Confirm the current requirements with Dubai Land Department and a lawyer for your case.

It can, as part of a wider plan, because it gives continuity and sets out who benefits. It works alongside, not instead of, the laws of the countries involved, and specialist advice is essential.

Usually yes. A foundation only governs what it owns. Anything you still own personally, such as bank accounts or property you have not transferred, is dealt with under your will or the default rules.

No. We are property specialists, not lawyers or registered agents. We help with the property side, such as what you own, its value, the Dubai Land Department steps and how a structure affects letting, selling and the Golden Visa, and we work alongside our trusted legal and structuring partners, who set structures up.

It depends on the structure and the adviser. Expect registry fees, legal and registered agent fees, annual running costs and Dubai Land Department fees to move property into it, which can be up to 4% of the value. DIFC advertises foundation registration from USD 350, and ADGM’s 2025 fee schedule lists USD 1,000 to register and USD 500 a year, before professional fees. Ask for a written quote.