UAE Golden Visa via Property: ₹5 Crore Investment Explained

Golden Visa via Property: A 10-Year UAE Residency Path for Indians

Over the past decade, the UAE has emerged as one of the most attractive destinations for Indian investors seeking global mobility, tax efficiency, and long-term security. A key driver behind this trend is the UAE’s Golden Visa program, which allows foreign nationals to secure a 10-year renewable residency through qualifying investments — most notably, real estate.

For Indian high-net-worth individuals, the property-linked Golden Visa offers a rare combination of residency rights, asset ownership, and portfolio diversification in a stable, dollar-pegged economy.

Understanding the Golden Visa Economics

The UAE Golden Visa provides a 10-year renewable residency, significantly longer than standard residence permits. Investors can sponsor immediate family members and domestic staff, establish businesses, access UAE banking and healthcare, and retain residency without full-time physical presence in the country.

The financial threshold is clear: a minimum property investment of AED 2 million (approximately ₹4.5 crore). This can be achieved through a single property or multiple assets combined, provided the value remains above the required threshold. Aside from standard property ownership costs, no recurring government fees are imposed.

The UAE levies no personal income tax, no capital gains tax on property sales, and no inheritance tax. Under the India–UAE Double Taxation Avoidance Agreement (DTAA), investors can structure income efficiently, avoiding double taxation when managed correctly.

Beyond residency, real estate delivers tangible returns. Rental yields in Dubai average 6–9% annually, supported by consistent demand, while long-term capital appreciation historically ranges between 5–7% per year.

Where Indian Investors Are Allocating AED 2 Million+

Damac Islands – Dubailand, Dubai

• Homes: 4–5BR townhouses, 5–7BR villas
• Prices: From ~AED 2.6M (≈ ₹63–64 crore)
• Handover: 2028–2029

Damac Islands is a large island-themed waterfront community planned across multiple lifestyle clusters. The development achieved a Guinness World Record for the highest real estate sales value in 24 hours, reaching AED 10 billion (approximately ₹22,500 crore), highlighting strong market demand. Resort-style amenities such as crystal lagoons, private beaches, wellness zones, and leisure facilities make it appealing to Indian families seeking both long-term residency and lifestyle value.

Tilal Al Ghaf – Dubai

• Homes: 3–5BR villas and townhouses
• Prices: From ~AED 2.7M (≈ ₹6.6 crore)
• Handover: 2025–2027

Tilal Al Ghaf is a lagoon-focused community known for its family-oriented master plan and proximity to international schools. The project is often considered by Indian buyers relocating with children while maintaining Golden Visa eligibility through property ownership.

Palm Jebel Ali – Jebel Ali, Dubai

• Homes: 5–6BR beachfront villas
• Prices: From ~AED 18.5M (≈ ₹45 crore)
• Handover: Q4 2028

Palm Jebel Ali represents Dubai’s ultra-premium coastal expansion, offering direct beachfront estates on a new palm-shaped island. The project targets high-net-worth investors seeking long-term capital appreciation alongside residency benefits.

Dubai Hills Estate – Central Dubai

• Homes: 4–6BR villas
• Prices: From ~AED 3.5M (≈ ₹8.5 crore)
• Handover: Ready and ongoing phases

Dubai Hills Estate is a mature master community featuring a championship golf course, retail infrastructure, and established schools. Its central location and consistent rental demand support stable investment performance.

Arabian Ranches III – Dubai

• Homes: 3–5BR villas and townhouses
• Prices: From ~AED 2.2M (≈ ₹5.4 crore)
• Handover: 2025–2026

Arabian Ranches III offers a more accessible entry point to the Golden Visa threshold while retaining strong family appeal. The community benefits from suburban planning, greenery, and steady tenant demand.

Dubai Creek Harbour – Dubai

• Homes: Apartments (combined value exceeding AED 2M, ≈ ₹4.9 crore)
• Handover: 2026–2028

Dubai Creek Harbour attracts investors focused on apartment liquidity and central connectivity. Multiple-unit purchases are commonly used to reach Golden Visa eligibility while maintaining flexibility.

Emaar Beachfront – Dubai

• Homes: 2–3BR apartments
• Prices: From ~AED 2.5M (≈ ₹6.1 crore)
• Handover: Several towers completed

Emaar Beachfront offers immediate rental potential through completed beachfront towers near Dubai Marina. The location supports consistent occupancy from professionals working in nearby business hubs.

The Golden Visa Application Process

Step-by-Step Golden Visa Process:

1. Property Selection & Booking

• Secure property reservation
• Pay initial deposit (typically 10-20%)

2. Sale & Purchase Agreement (SPA)

• Sign SPA with developer
• Property registered with Dubai Land Department (DLD)

3. Mortgage Financing (If Applicable)

• UAE banks offer 50-75% LTV for residents
• Non-residents: typically 50% LTV maximum
• Pre-approval recommended before property selection

4. Property Registration

• Title deed transfer at DLD
• 4% transfer fee + registration costs

5. Golden Visa Application

• Submit property title deed proving AED 2M+ value
• Application through GDRFA (General Directorate of Residency and Foreigners Affairs)
• Processing time: 30-60 days
• Medical tests and Emirates ID issuance

6. Family Sponsorship

• Sponsor spouse, children, parents after Golden Visa approval
• Each family member receives 10-year residency

Costs Beyond Property Purchase:

• DLD registration: 4% of property value
• Golden Visa application: ~AED 5,000–10,000 (≈ ₹1.2–2.4 lakh)
• Medical tests: ~AED 500 per person (≈ ₹12,000)
• Emirates ID: ~AED 1,000 (≈ ₹24,000)
• Annual service charges: 1–2% of property value (≈ ₹1–2 crore annually per ₹100 crore property, proportional)

Key Risks to Consider

While the framework is investor-friendly, risks remain. Property values must be maintained above the ₹5 crore threshold to preserve Golden Visa eligibility. Market cycles, construction timelines for off-plan properties, and developer reliability require careful due diligence. Currency exposure also plays a role, although the dirham’s peg to the US dollar provides long-term stability.

Is the Golden Visa Worth It?

For Indian investors, the UAE Golden Visa via property investment can be worth pursuing when the ₹5 crore threshold aligns with long-term financial planning. In return, investors receive 10-year residency, tax advantages, and ownership of a regulated real estate asset in a dollar-pegged market.

For buyers prepared to commit capital for five to ten years, the combination of residency security, potential rental income, and capital preservation justifies the investment. For short-term or liquidity-driven investors, the requirement to maintain property value above ₹5 crore may limit flexibility and reduce overall appeal.