Golden Visa,
Two Ways In
44 years of guiding investors through residency-by-investment — today across two of the world's most sought-after Golden Visa markets, the UAE and Greece.
Which Program Fits You?
A side-by-side look at both routes — talk to us to work out which suits your goals.
| Feature | 🇦🇪 UAE | 🇬🇷 Greece |
|---|---|---|
| Minimum investment | AED 2,000,000 (~US$545K) | From €250,000 (tiered by location) |
| Residency length | 10 years, renewable | 5 years, renewable |
| Travel access | UAE only | 29 Schengen countries |
| Minimum stay | None | None |
| Path to citizenship | Not applicable | Eligible after 7 years |
| Personal income tax | None | Applies if tax-resident |
Residency Through UAE Property
Invest AED 2,000,000+ in Dubai real estate — a single property or a portfolio combined — and secure a 10-year renewable UAE residency visa with no local sponsor required.
2026 update: mortgaged properties now qualify once your equity or the property's valuation reaches AED 2M, with a No Objection Certificate (NOC) from your lending bank.
Eligibility Criteria
How It Works
Property Selection
We identify qualifying properties matching your budget and investment goals, ready or off-plan.
Purchase Process
Full legal support through SPA signing, DLD registration, title deed transfer, or mortgage NOC where relevant.
Visa Application
We prepare and submit your Golden Visa application with all required documents to GDRFA/ICP.
Residency Approved
Receive your 10-year UAE Golden Visa and Emirates ID, typically within a few weeks of a complete file.
Palm Jumeirah
Dubai MarinaBenefits of the UAE Golden Visa
10-Year Residency
Renewable visa with no minimum stay requirement.
Global Mobility
Enhanced travel and long-term stability with UAE residence status.
Business Freedom
100% business ownership without a local sponsor.
Tax-Free Living
No personal income tax on salary or investment income in the UAE.
Family Sponsorship
Sponsor spouse, children and parents under the same visa.
Documents You'll Need
UAE Golden Visa — Frequently Asked Questions
Can a mortgaged property qualify?+
Yes. Under the 2026 rule update, a mortgaged property qualifies once your equity or the property's valuation reaches AED 2,000,000, along with a No Objection Certificate (NOC) from your bank confirming they consent to the application.
Do I need to live in the UAE to keep my Golden Visa?+
No. Unlike standard UAE residence visas, which can lapse after extended absence, Golden Visa holders are not required to re-enter the country within a set period to maintain their status.
Can I rent out my property?+
Yes — standard long-term or short-term rental income from your qualifying property is permitted.
Does the Golden Visa lead to UAE citizenship?+
No. It is a long-term residency permit, not a path to citizenship — UAE citizenship is granted only in rare, separate circumstances unrelated to property investment.
How long does approval take?+
Typically a few weeks once your file is complete, though timelines vary by emirate and current processing volumes.
More Ways to UAE Residency Through Property
The AED 2M Golden Visa above is our most popular route, but it sits between two other property-linked options — a lighter-entry 2-year visa, and a route built for retirees.
2-Year Property Investor Visa
A lighter-entry route into Dubai property-linked residency. An April 2026 rule change removed the previous AED 750,000 floor for sole owners.
- No minimum property value for sole owners (previously AED 750,000)
- Joint owners: each co-owner's share must be at least AED 400,000
- Property must be in Dubai, completed, and title-deed registered — off-plan and DIFC properties don't qualify for this route
- Mortgaged property accepted with a bank NOC; developer-financed property accepted with a statement of account
- 2-year residency, renewable for as long as you retain the property
Retirement Visa
For those aged 55 and above with at least 15 years of work history, who qualify through property, savings, or verified income rather than a single AED 2M purchase.
- Aged 55+ with a minimum of 15 years' work history, in or outside the UAE
- Property route: own UAE real estate worth AED 1,000,000+
- Savings route: AED 1,000,000+ held in a UAE bank account
- Income route: verified income of roughly AED 15,000–20,000/month (varies by emirate) or AED 180,000+/year
- Valid UAE health insurance required
- 5-year residency, renewable while you continue to meet the criteria
*Sole-owner minimum removed under an April 2026 rule change; joint owners still need at least AED 400,000 per share. Our specialists will confirm which route fits your situation.
Residency Through Greek Property
Invest from €250,000 in Greek real estate — tiers run up to €800,000 depending on property type and location — and secure a 5-year renewable residency permit with access to the EU and Schengen Area.
2026 update: thresholds are now tiered by location — €250K only applies to restored/converted properties, with €400K–€800K standard elsewhere depending on the area.
Eligibility Criteria
How It Works
Property Selection
We identify qualifying Greek properties matching your investment goals and tier.
Purchase Process
Full legal support through due diligence, contract signing, AFM/bank setup, and title transfer.
Visa Application
Our licensed legal partner files your application with the Greek Ministry of Migration and Asylum.
Residency Approved
Receive your 5-year renewable Greek Golden Visa after a short biometrics appointment in Greece.
Athens
Island VillasBenefits of the Greece Golden Visa
5-Year Residency
Renewable permit with no minimum stay requirement.
EU & Schengen Access
Travel freely across 29 Schengen countries.
Mediterranean Lifestyle
Enjoy Greece's climate, culture, and quality of life.
Path to Citizenship
Eligible to apply for Greek citizenship after 7 years of residence.
Family Sponsorship
Sponsor spouse, children and parents under the same permit.
Documents You'll Need
Greece Golden Visa — Frequently Asked Questions
How much does the Greece Golden Visa cost?+
The real estate route starts from €250,000 for restored or converted properties, €400,000 for regional properties, or €800,000 for property in Athens, Thessaloniki, or larger islands — plus legal fees, taxes, and government processing fees.
Do I need to live in Greece to keep my residency?+
No. There is no minimum stay requirement — you can maintain your residency status while living elsewhere, as long as you keep the qualifying investment.
Can I include my family in one application?+
Yes. Your spouse, unmarried children under 21, and the parents of both you and your spouse can all be included under a single qualifying investment.
Can I rent out the property?+
Standard long-term leasing is permitted, but short-term/holiday rentals are restricted on Golden Visa qualifying properties under current regulations.
Does the Golden Visa lead to Greek citizenship?+
It can. Golden Visa holders become eligible to apply for Greek citizenship after 7 years of residence, subject to additional requirements such as language proficiency and integration criteria.
Who You Can Sponsor
UAE Golden Visa
- Spouse
- Sons up to 24, if in full-time education and dependent
- Daughters of any age, while financially dependent
- Parents, subject to dependency proof
- Health insurance mandatory for every dependent
Greece Golden Visa
- Spouse or registered partner
- Unmarried children under 21
- Parents of both the investor and spouse
- No additional investment required per dependent
Ready to apply for your Golden Visa?
Our specialists will guide you through every step — from property selection to residency approval, in the UAE or Greece.
Regulations and thresholds are set by the respective governments and can change — figures on this page reflect our understanding as of 2026 and our specialists will confirm the exact current requirements for your situation before you commit.