How to get UAE residency through property investment

Real estate requirements for residence permit

To obtain a residence permit in the UAE based on the purchase of real estate, the property must meet several mandatory requirements.

The property must be ready for occupancy, registered with the relevant emirate’s Land Department, and registered in your name. Proof of ownership is provided by an electronic certificate, such as a title deed or e-certificate, which must be attached to the residence permit application.

The property must be located in an area open to foreign investors, also known as a freehold zone. You can purchase real estate from an accredited developer or on the secondary market, provided the property is registered and complies with legal requirements. Please note that the information in the certificate of ownership must exactly match your passport; any discrepancies may result in the suspension of your case or refusal of your residence permit application.

Purchasing real estate with a mortgage is permitted if, at the time of applying for a residence permit, you have paid at least 50% of the property’s cost. You will also need a letter from the bank confirming that it does not object to issuing a residence permit based on acquiring this property. This document is called a No Objection Certificate (NOC) and must contain information about the amount deposited and the loan balance.

The mortgage agreement, payment history, and NOC must be registered with the Department of Lands and comply with existing residence permit program requirements.

The procedure for obtaining a residence permit in the UAE through real estate

Obtaining a residence permit in the UAE through real estate investment is not limited to purchasing a home. After completing the transaction, you must go through several administrative steps. The speed at which you obtain your status, as well as your ability to extend your resident permit in the future, depend on correctly completing these steps.

1. Purchase and registration of real estate

When purchasing real estate in the UAE to obtain a residence permit, first make sure it is in a freehold zone. After choosing a property and signing a preliminary agreement, you must make a standard deposit, usually 10% of the cost.

The transaction is completed through the Real Estate Registration Trustee Center. When visiting, you will need original passports, sales contracts, paid checks, and other documents. After the documents are verified and the registration fee of 4% is paid (split equally between the buyer and seller), the system will automatically create your electronic certificate of title and send it to your email.

Dubai also allows for remote registration of real estate transactions through the Dubai Land Department (DLD) system. You can complete the purchase remotely without being present in the UAE. The parties undergo video verification with an accredited registered agent. Then, the documents and payment are issued digitally.

Funds are transferred through an escrow account under DLD’s control, and ownership is recorded in the register, resulting in the issuance of an electronic certificate. This procedure is available for transactions in both the primary and secondary markets.

2. Applying for a UAE resident visa

An application for a residence permit is submitted through the authorized bodies of the emirate in which the property is registered. Documents for a two-year residence visa are submitted through the Dubai Land Department. After internal verification, the dossier is transferred to the UAE Federal Authority for Identity, Citizenship, Customs and Ports Security (ICP) or the General Directorate of Residency and Foreigners Affairs (GDRFAD), depending on the region.

If you are applying for a Golden Visa, you may apply through the ICP Smart Services portal, the official platform of the UAE Federal Authority for Identity, Citizenship, Customs and Ports Security, or in person at accredited service centers such as the DLD Cube Center at the Dubai Land Department. You must be in the UAE at the time of application. In both cases, consideration of the case takes from seven to ten working days.

3. Obtaining an Emirates ID in Dubai

To obtain a resident card, you must undergo a medical examination at a licensed center and register your biometrics by submitting fingerprints and a photograph. This data is transmitted directly to the ICP system, where the Emirates ID issuance process begins. You can apply and track your status through the official ICP portal.

In most cases, the card is produced within five business days. You can pick up the finished document at the issuing office or order courier delivery to an address in the UAE.

Documents for purchasing real estate and obtaining a residence permit

To obtain residency status based on purchasing real estate in the UAE, you must prepare a package of documents for both the purchase and the residence permit application.

During the transaction, you will need an international passport and proof of ownership, such as an electronic certificate issued by the Department of Lands of the relevant emirate and registered in your name. If you purchase the property with a mortgage, you must also obtain the bank’s consent in the form of an official letter (No Objection Certificate, or NOC) and submit a loan statement showing how much of the cost has been repaid.

The following documents are required to apply for a residence permit:

• Copy of passport;
• Passport-size photograph;
• A medical insurance policy;
• A certificate of no criminal record issued by the Emirate Police and addressed to the Lands Department.

What is the cost of a residence permit in Dubai for real estate investment?

In addition to investing in real estate, when applying for a residence permit in the United Arab Emirates, you must take into account mandatory government and administrative fees. Below is a table with current prices:

Suppose you purchase a USD 544,500 apartment in Dubai, which meets the minimum threshold for a 10-year Golden Visa. Mandatory costs for registering the transaction, amounting to 2% of the property’s value, as well as the cost of registering your residency, are added to the purchase price. The total amount, including the property’s cost and all related payments, will be approximately USD 558,078. When applying for a residence permit for family members, add approximately USD 1,572 for each applicant to this amount.

Other options for obtaining a residence permit in the United Arab Emirates

In addition to obtaining a residence permit by purchasing real estate, the UAE has several investment programs that allow you to obtain resident status:

• Green Visa for investors and partners

  If you own a share in a company registered in the UAE and your contribution meets the Ministry of Economy’s criteria, you can obtain a 5-year residence permit. This status can be extended as long as the original conditions are met.

• Golden Visa for investors

  To obtain a residence permit for 10 years, you must present a business plan to implement in the UAE or proof of investment of at least USD 544,500. Confirmation can include a letter from an investment fund approved in the UAE, an agreement to establish a company with the required capital, or documents proving ownership of an existing business for the same amount, provided that no loan is taken out. A letter from the Federal Tax Administration confirming that your company pays at least USD 68,000 to the state annually is also accepted.

• Golden Visa for entrepreneurs

  Founders or owners of projects in the UAE can apply for a residence visa if the value of their business is at least USD 136,120, as confirmed by an auditor. The project must be technical or innovative and recognized as a leader in its field. The residence permit is issued for 10 years and can be extended under the same conditions.

• Residence permit through opening a business

  A residence permit in the UAE through opening a business in a free economic zone is issued for 3 years, with the right to extension, and provides the owner with ample opportunities to conduct business under the same conditions as citizens of the UAE. To register a company in Dubai, you need an authorized capital of at least USD 13,000, and you can include family members in the application. If you don’t have a business plan, our specialists can help you create one.

Programs for obtaining residence permits through real estate investments also operate in Turkey. You can obtain a residence permit for 2 years when purchasing a property in almost any region of the country, and the property’s value is not limited by law. Specialized lawyers will provide all the details during the consultation.

Can one obtain UAE citizenship by purchasing real estate?

According to United Arab Emirates legislation, one can apply for citizenship only after residing in the country continuously for 30 years. Applicants must demonstrate knowledge of the Arabic language, have no criminal record, have a stable income, and be fully integrated into society.

Since 2021, the UAE has introduced a mechanism for granting citizenship based on exceptional merit. This opportunity is available to investors, scientists, doctors, inventors, and cultural figures; however, an official nomination from the government or ruler of the emirate is still required. The decision to grant citizenship remains at the discretion of the government and is made in exceptional cases.

If your goal is to obtain a second citizenship in a shorter period of time, consider other countries with formal, transparent citizenship-by-investment programs where a passport can be issued in just a few months. You can find all the information you need about these programs at a free consultation with Mirsatori specialists.