Golden Visa — Escrow Services
Ten years of residency, one investment.
A private, end-to-end pathway to UAE Golden Visa through Dubai property — guided by Idigov from valuation to Emirates ID.
What it is
What the Golden Visa actually grants you
It's not just a longer visa. It's a different relationship with the UAE — one where your property, not an employer, anchors your residency.
Ten years, renewable.
A long-term residence permit that renews on the same property and protects you from job, market, or political turbulence.
Sponsor your family.
Spouse, children of any age, and parents — all on the same ten-year term, not a series of fragile dependent visas.
No employer or landlord.
Your asset sponsors you. Live, leave, return, set up a company — none of it depends on a third party.
Eligibility
Three pathways through property
Pick the route your portfolio already qualifies for — or build toward the one you want.
AED 2,000,000 — Standard property track
Own AED 2M+ in Dubai property and unlock the full ten-year Golden Visa. Ready, off-plan, or a multi-unit portfolio that totals the threshold all qualify.
- Ten-year, renewable residency
- Ready or registered off-plan property
- Multi-property aggregation to AED 2M
- Mortgaged property eligible — equity ≥ AED 2M
AED 1,000,000 — Mortgaged route
Hold a Dubai property under mortgage with at least AED 1M paid down and a bank NOC, and the ten-year Golden Visa is on the table.
AED 750,000 — Two-year investor visa
A faster, lower-threshold residency for buyers who want UAE status now and the option to upgrade to the ten-year track later.
Property
What property qualifies
The 2026 rules are more flexible than most articles online suggest. Here's the current shape.
Process
The 5-step processFrom signing to stamping — five steps
We handle the queues, the portals, and the bureaucracy. You answer five emails.
Documents
What you'll need to send us
Have these ready and Step 01 is a single email away.
Passport scan
Six months minimum validity, color, all stamped pages
Title deed or Oqood
DLD-issued for ready, developer-registered for off-plan
DLD valuation certificate
We arrange this — listed for context
Passport-style photo
Recent, white background, neutral expression
UAE health insurance
Mandatory before stamping — we can source it
Bank NOC
Only if the property is mortgaged — we obtain it for you
Family
Bring your family on the same visa
Sponsorship is one of the strongest reasons to choose the Golden Visa. The terms are unusually generous.
Who you can sponsor
- Spouse — same ten-year term as the primary
- Children — no age limit, including unmarried adult children
- Parents — same ten-year term, no income test
- Domestic staff — household help on dependent residency
What to expect
- ≈ AED 5,775 per dependent in government fees
- AED 318.75 file-opening fee per family
- Sponsorship can be filed alongside the primary application or after issuance
- We run dependents in parallel — the family lands together
Beyond residency
What changes once you hold the Golden Visa
Most clients tell us the second-order effects matter more than the visa itself.
Frequently asked questions
Yes. The old rule that required 50% paid down was scrapped. What matters is that your paid equity reaches the threshold (AED 2M for the standard track, AED 1M for the alternate route) and that your bank issues a No-Objection Certificate. We obtain the NOC as part of Step 01.
Once your Oqood is registered with DLD and at least 50% of the contract price is paid — you don't need to wait for handover. This is one of the most overlooked accelerators in the rulebook.
Yes. A villa plus an apartment, two apartments, commercial plus residential — anything in Dubai under your name (or jointly with your spouse) can be aggregated. We submit them as a single Golden Visa file.
Three to six weeks from the day documents are complete. The variance comes from clinic and biometrics scheduling. We can fast-track applicants already in the UAE on a tourist or business visa.
No — renewal is manual, but routine. Six months before expiry we re-validate ownership, refresh the NOC if needed, and re-submit. The same property keeps qualifying you for another decade.
If you sell before renewal, the Golden Visa attached to that property ends at expiry. If you reinvest in another qualifying property — or upgrade to a different track — your status continues uninterrupted. We map the timing so you don't lapse.
No. The Golden Visa removes the standard six-month re-entry rule entirely. You can be away for years and the residency stays valid as long as the underlying property does.
The 2-year visa starts at AED 750K, has a 6-month re-entry rule, and renews every two years. The Golden Visa starts at AED 2M (or AED 1M mortgaged), runs ten years, and removes the re-entry rule. Many clients start on the 2-year track and upgrade once their portfolio crosses the threshold.
Find out if your Dubai property qualifies — in two minutes.
Run the eligibility checker, or speak directly with Idigov for a tailored review of your portfolio.
