Quick facts
For many Pakistanis, the UAE Golden Visa is the cleanest route to long-term residency in Dubai — a 10-year renewable visa, no employer or national sponsor needed, and the freedom to keep your family with you. The most popular path is through property. Here's the honest 2026 guide to how it works.
What is the UAE Golden Visa?
The Golden Visa is a long-term residency permit (5 or 10 years, renewable) that lets you live, work, study, and invest in the UAE without a local sponsor. Unlike the standard 2-year residency tied to an employer, the Golden Visa makes you your own sponsor — and it doesn't get cancelled if you spend long periods outside the UAE.
The AED 2 million property rule
The headline requirement is simple: own UAE property with a total registered value of at least AED 2 million (roughly USD 545,000). The flexibility is in the details:
- One or many properties: a single AED 2M property, or several properties combined to reach the total.
- Off-plan qualifies: properties bought from a DLD-approved developer can count.
- Ready or under construction: both can work, subject to the registration rules.
Can I use a mortgage?
Yes — and this is one of the UAE's biggest advantages. For a mortgaged property, the full DLD-registered value counts toward the threshold, not just the paid-up portion. You'll need a bank no-objection certificate (NOC) confirming the bank doesn't object to a residence permit being issued on the property.
Documents you'll need
- Valid passport and personal photo.
- Title deed / property ownership certificate from the Dubai Land Department (DLD) showing AED 2M+ value.
- Bank NOC if the property is mortgaged.
- Medical examination and Emirates ID application (done at a UAE centre).
- You generally must be inside the UAE to complete the application.
What does it cost?
Beyond the property itself, the official government fees for the 10-year investor Golden Visa run to roughly AED 9,800–10,000 (medical, Emirates ID, DLD and administrative fees combined). Family permits cost extra per person. Always budget for property transfer fees (around 4% DLD) and agency fees on top of the purchase.
Family sponsorship — the real benefit
This is why so many Pakistani families choose the Golden Visa. As the holder, you can sponsor your spouse and children (no age limit on children for most cases), and importantly your parents too — valuable for families with elderly parents who need UAE healthcare access. There's also no minimum-stay requirement, so your family's residency doesn't break if you travel.
For Pakistanis: source of funds matters
The hardest part for many Pakistani applicants isn't the property — it's proving where the money came from. UAE authorities expect a clean, traceable paper trail. Be ready with:
- FBR tax records and audited financials (for business income).
- Salary records or proof of international income.
- Sale deeds for any Pakistani property sold to fund the purchase.
- Clear bank trails showing how funds moved from Pakistan to the UAE.
Holding the bulk of your funds in USD or AED before purchase makes the application much stronger, given the PKR's volatility.
Frequently asked questions
How much property do I need for the UAE Golden Visa?
You need property with a total registered value of at least AED 2 million. You can use one property or combine several to reach the threshold.
Can I get the UAE Golden Visa with a mortgage?
Yes. Since February 2026, the full DLD-registered property value counts toward the AED 2 million threshold regardless of the mortgage balance, as long as you provide a bank no-objection certificate (NOC).
Does the UAE Golden Visa need a sponsor?
No. The Golden Visa is a 10-year renewable residency with no UAE national sponsor required. You are your own sponsor and can also sponsor your spouse, children, and parents.
Do I have to live in the UAE to keep the Golden Visa?
No. There is no minimum-stay requirement. You can stay outside the UAE for long periods without losing your Golden Visa status.
Want a different UAE route? See our UAE Green Visa 2026 guide for skilled workers and freelancers who don't want to invest AED 2M.
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