UAE Golden Visa Application Routes: Bank Deposit vs. Property Purchase

Introduction
The UAE Golden Visa is a long-term residency program (typically a 10-year renewable residence permit) that allows eligible foreigners and their families to live, work, and study in the UAE without a local sponsor. While there are various ways to benefit from this initiative, we have outlined two common pathways to obtain a Golden Visa – through a qualifying bank deposit and through a property purchase, and address each of the specific questions raised for these routes.

1. Golden Visa via Bank Deposit Route

• Procedure for Applying (Bank Deposit): To qualify via a bank deposit, an applicant must place at least AED 2 million in a fixed deposit account with a UAE-accredited bank. The typical process is as follows: 
  
  (1) Choose a participating UAE bank and open a fixed deposit account. 
  (2) Fund the account with a minimum deposit of AED 2,000,000 (can be in one or multiple accounts as long as the total meets the threshold). 
  (3) Obtain an official letter from the bank confirming the deposit amount (this letter is required for the visa application). 
  (4) Submit the Golden Visa application through the appropriate channels (e.g. the UAE ICP online portal or Dubai’s GDRFA system), attaching the bank letter and other required documents (passport copy, photo, etc.). 
  (5) Upon initial approval, the applicant must undergo a UAE medical examination and biometric fingerprinting, and then 
  (6) receive the residency visa stamp and obtain a 10-year Emirates ID. Many steps can be initiated online via UAE’s smart services (nomination submission and document uploads), but the applicant will need to be physically present in the UAE for the conclusive stages of the application – the submission, medical test, biometrics, and visa issuance (the applicant must be inside the UAE during this timeframe).
  
  
• Golden Visa Validity (Bank Deposit Route): The residency granted under this investment route is a 10-year Golden Visa, which is renewable upon meeting the conditions. Once approved, the visa is typically issued for 10 years without the need for a sponsor, allowing the holder to reside in the UAE long-term. (Notably, Golden Visa holders are exempt from the usual requirement of not staying outside the UAE for over 6 months; the visa remains valid even with extended time abroad.)
  
  
• Withdrawal/Cancellation of the Deposit: The AED 2 million deposit must remain in the bank for at least two years after the Golden Visa is issued. Withdrawing or encashing the deposit before completing the 2-year term will lead to visa cancellation (as confirmed by UAE immigration authorities). However, after two years, the funds can be withdrawn or the fixed deposit can be closed without affecting the Golden Visa, and the visa will remain valid for the remaining duration of its 10-year term. In other words, the investment needs to be maintained for the initial two-year period as a condition of the visa, but once this period has passed, you may access your funds and still keep the residency for the rest of the decade.
  
  
• Ability to Sponsor Family (Spouse & Children): A Golden Visa obtained through a bank deposit allows the investor to sponsor immediate family members. The UAE Cabinet Resolution and regulations provide that the Golden Visa can be extended to the investor’s family, including spouse and children (typically unmarried sons and daughters). In practice, once the main applicant’s Golden Visa is approved, their husband or wife and children are eligible for their own Golden Visas (with the same validity) as dependents of the investor. This family sponsorship is one of the key benefits of the Golden Visa – it ensures the whole family can reside in the UAE long-term under the program. (Note: In some cases, Golden Visa holders can also sponsor additional family members like parents, subject to specific conditions, but spouse and children sponsorship is guaranteed under the Golden Visa rules.)
  
  
• Online Formalities vs. UAE Visit: Most initial formalities can be completed online or via authorized service centers, but a visit to the UAE is ultimately required for the final steps. Applicants can start the process by submitting documents and the application through the UAE’s online portals (using UAE Pass or the ICP smart services website). In fact, one can obtain a pre-approval for the Golden Visa remotely. However, to activate the Golden Visa (i.e. complete the residency visa stamping and Emirates ID issuance), the applicant must travel to the UAE. The procedure involves completing an in-country medical examination and biometrics, which cannot be done remotely. In summary: you can handle the paperwork and approvals online up to a point, but the applicant will need to be in the UAE for the medical test and visa stamping on the passport. The UAE government typically issues an entry visa or asks the applicant to come on a visit visa to complete these formalities in person. Once the Emirates ID is collected, the Golden Visa is officially activated. (If using a service provider, they will guide the online steps and schedule the necessary in-person appointments to minimize your stay, often requiring just a short trip for completion.)
  
  
• Fees (Service Providers/Agencies for a Family): The costs for obtaining a Golden Visa via investment include both government fees and any agency service fees if you choose to use a facilitator. Government-related fees for the 10-year visa itself are on the order of a few thousand dirhams (approx. AED 2,700 for the visa issuance, ~AED 750 for medical exam, ~AED 1,200 for a 10-year ID, etc., summing up to roughly AED 4,500–5,000 for a single applicant as baseline government costs). If the application is done through Dubai Land Department’s “Golden Visa” service (for real estate investors), the official fees tally about AED 9,884 for the main applicant (including medical, visa, ID, DLD admin fees, etc.), plus around AED 5,774 for each dependent’s 10-year permit. Service providers or PRO agencies typically charge additional fees for handling the process; these can vary widely. As a ballpark figure, end-to-end concierge services for a Golden Visa (including processing for a family of four, for example) might bring the total to somewhere in the mid five figures AED. For instance, one consultancy notes that the typical total cost for a 10-year Golden Visa (including all government charges, medical tests, Emirates IDs, and agency fees) ranges from roughly AED 9,700 up to AED 15,500 for the primary applicant. Dependents usually cost around AED 4,000–6,500 each (all-in) when processed alongside the main applicant. Therefore, for a family of, say, four (mother as main investor, father and two children as dependents), the total package fee via an agency could be on the order of AED 20,000–30,000 (this includes all government fees for four visas and the agency’s service charges). It’s always advised to get a breakdown from the service provider: some charge a professional fee (perhaps AED 1,000–5,000 per application or per family) on top of the actual government costs, while others bundle everything into a package. Keep in mind that prices can vary depending on the agency’s services (standard vs. VIP processing, etc.) and the specific circumstances of the application.

2. Golden Visa via Property Purchase Route

• Minimum Property Value Required: To qualify for a Golden Visa through real estate investment, the investor must purchase property worth at least AED 2 million. This threshold can be met by one property or a portfolio of properties, as long as the total value is ≥ AED 2,000,000 under the applicant’s name. Notably, mortgaged properties and off-plan purchases can also qualify, provided that at least AED 2 million is paid (for mortgages) or invested (for off-plan) at the time of application. For mortgaged properties, a no-objection letter from the bank is required, confirming at least AED 2M has been paid and permitting the visa on that property. In summary, AED 2 million is the minimum investment in real estate to be eligible for a Golden Visa in the UAE.
  
  
• Joint Ownership – Minimum Value if Two Names on Title: If a property is purchased jointly by two individuals and both wish to obtain the Golden Visa, each person’s share must equate to at least AED 2 million for each to qualify individually. In practice, this often means the property should be of significantly higher value (e.g. ~AED 4 million for equal co-owners) so that each co-owner’s investment is AED 2M or above. UAE authorities typically require the AED 2M threshold per applicant – simply splitting a AED 2 million property between two people (giving each a AED 1M share) would not qualify both for Golden Visas. Instead, in a joint purchase scenario, usually only one owner (the one meeting the full AED 2M criteria) can apply as the primary investor, and the second person could be added as a dependent (spouse) on that visa. An exception is made for husband and wife in some cases: if a married couple jointly owns property totaling ≥ AED 2M, historically the authorities have accepted combining their shares for a single Golden Visa application if they present a marriage certificate (this would grant the visa to one as investor and the spouse as dependent). However, to have both spouses each get a Golden Visa in their own right through one property, the total investment should be ≥ AED 4M (so that each has AED 2M). The safest interpretation of the rule is that each Golden Visa applicant must show AED 2M in real estate investment under their name.
  
  
• Golden Visa Validity (Property Route): A Golden Visa obtained via property investment is also a long-term residency, valid for 10 years and renewable under the same conditions. Recent regulatory updates (effective since October 2022) have standardized the Golden Visa term to 10 years for real estate investors meeting the AED 2M criterion. (Earlier, a 5-year “investor visa” existed for property owners; this has since been subsumed under the Golden Visa system with a 10-year term for the AED 2M investment level.) The Dubai Land Department explicitly states that a real estate owner with ≥ AED 2M property value can “apply for a 10-year renewable residence permit” under the Golden Visa program. Thus, under this route the visa is issued for 10 years at a time, and can be renewed as long as eligibility (ownership of the property or an equivalent new property meeting the criteria) is maintained.
  
  
• Selling the Property – Impact on Visa: Golden Visas via property are linked to the investor’s ownership of the property, so there are important conditions regarding selling. In general, the property should not be sold for at least two years after purchase if the investor wishes to retain the Golden Visa. If the property is sold or transferred within the first two years, the Golden Visa will be cancelled (since the qualifying investment no longer exists). In Dubai, the system actually requires canceling the Golden Visa before a property sale can proceed if that property was the basis of the visa. After this initial lock-in period of 2 years, it is generally permissible to sell the property without immediately losing the visa, provided the investor either: (a) acquires another property of ≥ AED 2M as a replacement and links the visa to that property, or (b) if no replacement investment is made, keeps the visa until its expiry but may face non-renewal at the 10-year mark. In practice, many advisors recommend maintaining ownership of a qualifying property throughout the visa’s duration to avoid complications. The key point is that early sale triggers visa cancellation – once you have held the property for two years, you have more flexibility. In fact, the Golden Visa regulations explicitly list as a pitfall that you cannot sell the property in the first 2 years; selling earlier will void the visa. To summarize: you should plan to hold the property for at least two years after getting the Golden Visa. Selling after that period is possible, but you must ensure you remain in compliance with visa conditions (which may mean investing in another qualifying asset or otherwise risking the visa at renewal time). Always check the latest rules or consult with DLD/ICP if you intend to sell; as of mid-2025 the two-year rule is a good guideline for maintaining your Golden Visa status.
  
  
• Ability to Sponsor Family (Spouse & Children):  Just like the bank deposit route, the Golden Visa through property investment allows the visa holder to sponsor her immediate family. Upon approval of the investor’s Golden Visa, the applicant can sponsor their spouse and children for Golden Residency as dependents. The spouse and children (unmarried sons and daughters, typically of under the age of 26) receive residency visas with the same 10-year validity. Dubai Land Department confirms that under the Golden Visa investor service, “the husband or wife, children and parents can be sponsored” by the primary investor. This means the applicant in this scenario (e.g.: a mother) can include her husband and children in the Golden Visa application process. Typically, one would first obtain the Golden Visa for the primary investor (property owner), and then apply to add family members by providing the necessary documents (marriage certificate, birth certificates for children, etc. as proof of relationship, along with health insurance for each dependent). The sponsored family members receive Golden residence permits of their own, independent of employment, for the duration of the visa. It’s worth noting that Golden Visa holders can sponsor not only spouse and children, but also (in Dubai) even their parents for a 10-year residence permit under this category – though additional conditions apply (like providing proof of the parent-child relationship and perhaps financial ability to sponsor). In summary, a Golden Visa investor can bring their immediate family (spouse and children easily, and parents as well if needed) to live in the UAE under the same Golden Visa umbrella.
  
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