Question 1

What are the requirements and process for obtaining a Golden Visa in Dubai through property investment?

Accepted Answer

To obtain a Golden Visa in Dubai through property investment, you must invest at least AED 2 million in real estate. The property can be ready or off-plan, provided it is purchased from an approved developer and registered with the Dubai Land Department (DLD). The Golden Visa grants a renewable 10-year residency, allowing investors and their families to live, work, and study in the UAE without the need for a national sponsor.
Eligibility Requirements

Minimum Investment: AED 2 million in real estate (can be one property or multiple combined).
Ownership Type: Property must be freehold and fully registered with the DLD.
Mortgage Condition: If financed, at least AED 2 million of the property value must be paid to qualify.
Investor Profile: Available to both UAE residents and non-residents purchasing approved properties.

Required Documents

Valid passport and recent photographs.
Property title deed issued by DLD.
Proof of payment or mortgage clearance for the qualifying amount.
Current UAE visa and Emirates ID (if already a resident).
Medical fitness certificate from an approved UAE health center.
Police clearance certificate (in some cases, requested during security checks).

Application Process

Property Purchase: Buy a qualifying property worth AED 2 million+ in Dubai.
DLD Registration: Ensure ownership is registered in your name with the Dubai Land Department.
Submit Application: Apply through the General Directorate of Residency and Foreigners Affairs (GDRFA) or via approved service centers.
Medical & Biometrics: Complete a health screening and biometric registration.
Visa Issuance: Once approved, a 10-year Golden Visa is granted, renewable upon meeting conditions.

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Practical Implications for Investors
Holding a Golden Visa offers benefits such as long-term stability, ability to sponsor family members, and potential business advantages. Investors can also spend extended periods outside the UAE without losing residency status. Importantly, properties purchased under mortgage or off-plan must meet the AED 2 million threshold in paid value—not just total property price.
Expert Insight & Conclusion
The Golden Visa through property investment is one of the most accessible residency pathways in Dubai. It balances a relatively modest entry point (AED 2 million) with significant lifestyle and business benefits. For serious investors, ensuring proper DLD registration, mortgage compliance, and timely documentation are the keys to a smooth application process. Partnering with a registered real estate consultant or visa service provider can further streamline approvals and reduce delays.
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Question 2

What are the Dubai Land Department (DLD) charges for purchasing a ready property in Dubai?

Accepted Answer

The Dubai Land Department (DLD) charges for purchasing a ready property in Dubai consist primarily of a 4% property transfer fee based on the property’s purchase price. In addition, an administrative fee of AED 580 applies for issuing the title deed and completing the registration process. These fees are mandatory and should be factored into the total budget when buying a property in Dubai.
Detailed Explanation
DLD fees are part of the overall transaction costs and apply to all real estate purchases in Dubai. For ready properties (completed and available for immediate handover), the following charges are standard:

Transfer Registration Fee: 4% of the property value, payable to DLD at the time of transfer. This fee is usually split equally between buyer and seller unless agreed otherwise in the Sales & Purchase Agreement (SPA).
Title Deed Issuance Fee: AED 580 covers the cost of registering the property under the buyer’s name and issuing the official deed.
Knowledge & Innovation Fees: AED 10 each, typically bundled into the transaction for administrative processing.

Buyers using a mortgage should also note that an additional 0.25% mortgage registration fee applies on the loan amount, along with a small administrative fee of around AED 290. However, for cash purchases of ready properties, only the 4% transfer fee and AED 580 deed fee apply.
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Practical Implications for Buyers
For buyers, these costs are unavoidable and must be paid upfront, in addition to the down payment and related closing costs. For example, purchasing a ready property worth AED 2 million will incur an 80,000 AED transfer fee plus AED 580 for the title deed, totaling over AED 80,500 in DLD charges. This highlights the importance of budgeting for fees alongside the property price and service charges.
Expert Insight & Conclusion
The DLD’s 4% transfer fee ensures proper registration and legal protection for property transactions in Dubai. While straightforward, these charges represent a significant cost that buyers must prepare for. Cash buyers should plan for 4% + AED 580 minimum, while mortgage buyers should also account for the 0.25% mortgage registration fee. By working with a RERA-registered broker or legal consultant, buyers can ensure they understand all obligations and avoid unexpected costs during the transfer process.
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Question 3

Is Dubai Islands Beach free to enter?

Accepted Answer

Yes, Dubai Islands Beach by Dubai Retail offers free public access; visitors can enter without paying an entry fee. The beach is open year-round, welcoming families, tourists, residents (including pet-owners), and is part of Dubai Retail’s lifestyle destinations.
Context & Background
Dubai Islands Beach was developed by Dubai Retail as part of the broader Nakheel-led Dubai Islands archipelago, to introduce waterfront leisure spaces with free public access. It responds to the growing demand in Dubai for open, inclusive beach destinations, especially under the Dubai 2040 Urban Vision, which emphasises public amenities, waterfront activation, and quality of life enhancement. Since it opened, the beach has been known as a place people can visit freely for beach time, swimming, relaxation, and enjoying the shoreline. dubairetail.ae
Key Features / Highlights

Completely free entry to the public beach area — no ticket required.

Designated pet-friendly zones, allowing dogs and pets in certain areas. visitdubai.com

Facilities such as showers, changing rooms, sunbeds/umbrellas, lifeguards, and sports areas.

Open 24/7, which means visitors can come at any time, though safety and services may vary after dark.

Clean, well-maintained beachfront with scenic views and relatively peaceful atmosphere compared to more crowded beaches.

Location & Accessibility
Dubai Islands Beach is located on the Dubai Islands archipelago, just off the Deira coastline. It is accessible via existing road connections (bridges linking the islands to Deira), taxis, and private vehicles. Parking is available but may be limited during peak periods. The beach is closer to Dubai International Airport (DXB) than many west-side beaches, making it convenient for visitors. Trip.com
Real Estate & Investment Angle
Free entry enhances the appeal of nearby residential properties (apartments, villas) due to increased lifestyle value. Proximity to a popular, accessible beach tends to boost property desirability, rental demand, and yields. For investors, free public amenities are a factor in long-term capital appreciation, especially in emerging waterfront developments like Dubai Islands.
The free beach encourages both locals and tourists to visit, spend more time outdoors, socialize, and make use of sporting facilities. Pet-owners especially appreciate the pet-friendly policy. It promotes a relaxed lifestyle, with beach dining and casual leisure options nearby. It also increases the attraction of Dubai Islands as a destination for staycations and lifestyle tourism.
Future Outlook & Development Timeline
As infrastructure on Dubai Islands advances, access routes, parking, amenities, and associated retail and hotel infrastructure are expected to improve. Government policies under Dubai 2040 Vision favour enhanced public access to waterfronts, supporting free beaches like this as essential amenities. Over time, we expect expanded service hours, better night-safety measures, and improved signage & support facilities.
Comparison / Alternatives
Compared to Jumeirah Beach or Kite Beach, where public sections exist but some facilities or beach clubs charge for chairs/amenities, Dubai Islands Beach offers more inclusive public access with fewer entry barriers. Unlike private beach clubs, you don’t need a membership or ticket. It is more comparable to La Mer’s public beach zones, but tends to be less crowded and newer in terms of development.
Looking to invest in Dubai Islands Beach free entry location? Contact us today for expert guidance.
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Question 4

Do foreigners need special permits to own freehold property in Dubai?

Accepted Answer

No, foreigners do not require special permits to own freehold property in Dubai. Non-UAE nationals are permitted to buy in designated freehold zones, and ownership is fully registered with the Dubai Land Department (DLD) under UAE property laws.
Detailed Explanation
Since 2002, Dubai has allowed foreign nationals to purchase freehold properties in specific areas, making it one of the most attractive real estate markets for international investors. The framework is designed to ensure transparency, security, and accessibility for expatriates:

Freehold Zones: Foreigners can buy apartments, villas, and townhouses in approved districts such as Business Bay, Downtown Dubai, Dubai Marina, Palm Jumeirah, and Jumeirah Village Circle.
Ownership Rights: Freehold ownership grants full rights to sell, lease, or pass down property to heirs, similar to rights enjoyed by UAE nationals.
Registration: Purchases are officially recorded with the Dubai Land Department through title deeds, ensuring government-backed protection.
Leasehold Difference: Outside designated freehold areas, expatriates may access leasehold rights (typically 10–99 years) but not freehold ownership.
No Special Permits: Unlike some countries that impose restrictions or require government permits, Dubai’s system is straightforward once the property is within a freehold zone.

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Practical Implications for Buyers
For foreign investors, the absence of special permits simplifies the buying process. It also enhances buyer confidence since freehold ownership is legally protected and transferable. Having clear title deeds makes it easier to apply for mortgages, resale transactions, or to use the property as a long-term family home. Buyers should, however, ensure their chosen development is located within an officially designated freehold area before proceeding.
Expert Insight & Conclusion
Dubai’s freehold property framework is a strategic policy that drives international investment. The clarity of rights, government-backed registration, and absence of special permit requirements make Dubai more attractive than many competing global real estate markets. For expatriates and overseas investors, this means purchasing property in Dubai is straightforward, secure, and designed to encourage long-term confidence in the market.
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What are the requirements and process for obtaining a Golden Visa in Dubai through property investment?

Eligibility Requirements

Required Documents

Application Process

Practical Implications for Investors

Expert Insight & Conclusion

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