Property investment and long‑term UAE residence visa for Iranian nationals

What is a UAE residence visa obtained by property investment?

The United Arab Emirates offers a residence visa program that enables foreign nationals to obtain long‑term residence by investment in real estate in as little as two months. The program is popular among investors from Iran seeking a legally secure base in a stable jurisdiction with predictable property rules.

Applicants receive a residence visa valid for 2 to 10 years, depending on the type of property investment ^[129] Source: Dubai Land Department, Golden Visa — Real Estate Investor . Residence visa holders may live in the UAE without restrictions and enjoy the benefits associated with their status, such as access to high‑quality services and education opportunities, and a favourable business environment.

UAE Golden Visa for 10 years

A 10‑year residence visa, known as the UAE Golden Visa, is granted for a minimum real estate investment of AED 2,000,000, or $545,000. Investors may finance the purchase through a UAE mortgage; however, the unencumbered amount must be at least 50% of the property value. 

Iranian nationals should note that banks apply enhanced Due Diligence and may request additional documentation confirming the origin of funds and the legitimacy of transfers.

UAE Residence permit for 2 years

A 2‑year residence visa is issued when purchasing real estate worth at least AED 750,000, or $204,000. Spouses may buy property under joint ownership if the property value is at least AED 1,000,000, or $272,255. 

For Iranian investors, joint ownership is often practical for families relocating together or planning long‑term use of the property.

To obtain a UAE residence permit by property investment, applicants purchase completed real estate located in designated Freehold Zones ^[130] Source: Buying property as an expat, UAE Government Platform . These are areas where foreigners are legally permitted to own properties with full ownership rights. The investment may later be recouped by renting out the property or selling it at a higher price, subject to market conditions.

Specific features of the UAE residence by investment for Iranian citizens

Investors from Iran participate in the UAE property‑based residence program on the same legal terms as other foreign nationals. At the same time, certain procedural and compliance requirements are more detailed due to banking regulations and international sanctions. 

Enhanced Due Diligence and bank compliance

UAE banks apply enhanced Due Diligence to all applicants with Iranian citizenship, regardless of investment amount ^[131] Source: High‑risk jurisdictions, FATF . Financial institutions may request:

• extended bank statements for 6—12 months;
• documents confirming the origin of funds, such as sales contracts, tax declarations, or dividend records;
• information on business activities, corporate ownership structures, and counterparties;
• proof that neither the applicant nor their companies appear on international sanctions lists.

Due Diligence checks may extend the account‑opening timeline and influence the choice of bank. Approval is always at the bank’s discretion.

Supervised payment channels and property transactions

Property purchases must be financed through permitted channels only. Transfers involving US‑dollar clearing or sanctioned banks are not accepted. Many Iranian investors use accounts in the UAE or other compliant jurisdictions to complete payments in AED.

For joint purchases between spouses, the entire structure of ownership and funds must be transparent and fully documented.

Golden Visa options and timelines

Iranian nationals may obtain a 10‑year Golden Visa with a property investment of at least AED 2,000,000 or a 2‑year residence visa with a minimum investment of AED 750,000.

Where mortgages are used, banks usually require that 50% of the property value is paid off before the Golden Visa application can proceed. This threshold ensures that the unencumbered portion meets the mandatory investment requirement.

Freehold Zones and choice of property

Foreign nationals, including Iranians, may purchase real estate only in designated Freehold Zones. These areas offer full ownership rights and clear regulatory protection.

Many Iranian investors prefer established districts in Dubai, such as Dubai Marina, Downtown Dubai, Jumeirah Village Circle, Dubai Hills, and Palm Jumeirah, due to their liquidity, rental demand, and suitability for relocation with family.

Document preparation for families

Most Iranian applicants relocate with spouses, children, or parents. Family members are eligible for residence if the main investor meets the required property threshold.

However, dependent applicants may also be asked to provide financial and background documents, especially in cases of adult children or elderly parents. Preparing these documents in advance helps reduce delays during visa processing.

No circumvention of sanctions

The UAE legal framework strictly prohibits any attempts to circumvent sanctions. Iranian investors must disclose accurate information about their financial history, business partners, and source of funds.

Professional advisers may guide applicants through the documentation process, but no consultant can guarantee bank approval, account opening, or visa issuance.

Who can obtain a UAE residence visa by property purchase?

Investors over the age of 18 may obtain a UAE residence visa by purchasing real estate in designated Freehold Zones. Applicants must prove the legal origin of their funds and pass standard background checks, including confirmation that they have no criminal record and no dangerous communicable diseases.

For Iranian nationals, financial and Due Diligence assessments may be more detailed, as banks and authorities often request additional documentation to verify the legitimacy of income and transfers.

Eligible family members

Close family members may obtain residence alongside the main investor ^[132] Source: UAE Government Portal, Family Residence Visa . The rules differ depending on the type of visa granted.

2‑year residence visa. Applicants who receive a 2‑year residence visa may include:

• a spouse;
• children under the age of 18.

10‑year Golden Visa. Holders of a 10‑year Golden Visa may include:

• a spouse;
• unmarried sons under 25;
• unmarried daughters of any age;
• children with disabilities of any age;
• household staff over 18 who have no dangerous communicable diseases.

These categories are often relevant for Iranian families, as multigenerational households and adult children living with parents are common. In some cases, dependents may be asked to provide additional documents, particularly when they are adults.

Visa validity and renewal

Once the application is approved, the investor receives either a 2‑year residence visa or a 10‑year UAE Golden Visa.

Residence status may be renewed indefinitely, provided that:

• the investor continues to own qualifying real estate;
• UAE laws and immigration requirements are observed;
• the investor and dependants still meet health and background criteria.

For Iranian nationals, it is advisable to keep the full set of property and financial documents up to date, as renewal checks may include repeated verification of income and ownership.

Examples of apartments in a prestigious district of Dubai

Documents required to apply for a Dubai residence visa

Applicants must provide a set of documents to obtain a UAE residence visa by real estate investment. The exact list may vary depending on the investor’s citizenship, the type of visa they apply for, and individual circumstances.

For Iranian nationals, banks and immigration authorities may request additional documentation as part of enhanced Due Diligence procedures.

Standard documents for all applicants

To complete a residence visa application based on property ownership, applicants must provide the following documents:

1. Passport valid for at least six months, with blank pages for visa stamping.
2. Proof of funds, typically a bank statement for the past six months showing a stable account balance and a legal source of income.
3. Property ownership documents, such as a Sale and Purchase Agreement or Title Deed confirming ownership of qualifying real estate in a Freehold Zone.
4. Medical report, including tests for communicable diseases such as HIV and tuberculosis ^[133] Source: Health conditions for UAE residence Visa, UAE Government Platform .
5. Health insurance valid in the UAE for all individuals included in the application.

Additional documents for Iranian nationals

To comply with UAE banking regulations and sanctions‑related requirements, Iranian applicants may be asked to submit additional documents during enhanced Due Diligence ^[134] Source: Guidance for Licensed Financial Institutions, Central Bank of the UAE . 

These can include:

• extended bank statements covering 6—12 months;
• documents confirming the legal source of funds, such as business licences, tax declarations, sales contracts, or dividend statements;
• information on corporate ownership structures, including shareholder charts and company registration documents;
• evidence showing that the applicant and their companies are not listed on international sanctions lists;
• proof of residence in another jurisdiction, such as utility bills, residence permits, or tenancy contracts.

Documents for family members

To add dependents to the residence visa application, applicants must provide the relevant supporting documents. These usually include:

• marriage certificate when including a spouse;
• birth certificates for children of any age;
• medical reports and health insurance for each dependant;
• documents proving dependency or guardianship, if required, for adult children, children with disabilities, or elderly parents included under the Golden Visa.

What are the 9 benefits of obtaining a UAE residence visa by real estate investment?

Obtaining a residence permit in the United Arab Emirates by real estate investment provides investors not only with a place to live but also with a structured, legal framework for protecting capital and planning for the future. For many Iranian nationals, the UAE combines a stable property market with clear rules on residence, business, and family relocation.

1. Legal long‑term residence in a stable jurisdiction

A UAE residence visa grants the right to live in a politically and economically stable country with a clear legal framework for foreigners. For Iranian nationals, this creates a formal, documented status in a jurisdiction that is widely recognised by international institutions and counterparties.

2. Protection and diversification of assets

Real estate in the UAE is priced in AED and often benchmarked to US dollars, which helps investors diversify away from local currency risks ^[135] Source: The policy of the fixed peg of the Dirham against the US dollar, Central Bank of the UAE . 

For investors from Iran, owning property in a liquid international market can serve as a legal “Plan B” for part of their wealth, provided that all funds are properly documented and transferred through permitted channels.

3. Family relocation and education opportunities

Residence status allows investors to bring close family members under one structure, especially with the Golden Visa, which covers spouses, unmarried sons and daughters, and, in some cases, parents. 

This is particularly relevant for Iranian families planning schooling or university education for children in an English‑speaking environment with high‑quality healthcare and everyday services ^[136] Source: Higher education in the UAE, UAE Government Platform .

4. Access to a developed business environment

UAE residence makes it easier to establish companies, rent offices, and participate in local and regional business networks. While sanctions and compliance rules still apply, Iranian entrepreneurs with transparent structures can use the UAE as a base for regional trade, services, and technology projects under the supervision of local regulators.

5. Flexible physical presence requirements

UAE residence visas, including the Golden Visa, generally involve more flexible physical presence expectations compared with many European residence programs. This allows investors from Iran to maintain business interests in different countries while keeping a legal foothold in the UAE, subject to current immigration rules.

6. Potential rental income and capital appreciation

Residential properties in established areas of Dubai and other emirates may generate rental income and, in favourable market conditions, capital growth ^[137] Source: Rental index calculation, Dubai Government . 

Iranian investors often use this option to offset holding costs or create a moderate income stream, understanding that returns depend on location, market cycle, and management quality and are not guaranteed.

7. Possibility of opening local bank accounts

Residence status can facilitate the process of opening personal and, in some cases, corporate bank accounts in the UAE. For Iranian nationals, banks conduct enhanced Due Diligence and may request extensive documentation, and approval is never guaranteed. 

However, having a residence and a local property often strengthens the overall profile in the eyes of financial institutions.

8. Clear rules on foreign property ownership

Foreign nationals, including Iranians, can own real estate in designated Freehold Zones with transparent registration procedures and official records. This creates legal certainty regarding ownership rights, inheritance planning, and potential sale of the property in the future.

9. Lifestyle, infrastructure, and reputational benefits

UAE residence offers access to modern infrastructure, high‑end residential districts, international schools, private medical facilities, and a cosmopolitan environment. 

For Iranian investors, a recognised address in Dubai or another major emirate can also support personal and business reputation when dealing with international partners while remaining within the limits of sanctions and compliance rules.

Renewal of UAE residence visas

Investors may renew their UAE residence permit an unlimited number of times, provided that they continue to meet the requirements of the investment program. For holders of residence visas obtained by real estate investment, maintaining ownership of qualifying property is one of the essential conditions for renewal.

Iranian nationals should note that renewal may also involve repeated financial and compliance checks, including verification of property ownership, health status, and, in some cases, the legitimacy of income used to support dependents.

To renew a residence visa obtained by real estate investment, the applicant must submit a standard set of documents. The required documents for renewal include:

• passport valid for at least six months;
• valid UAE residence permit: Emirates ID and associated records;
• property ownership documents, such as the Sale and Purchase Agreement or updated Title Deed;
• medical report, confirming the applicant’s health status according to UAE regulations;
• receipt confirming payment of government fees for the renewal procedure.

The renewal application is submitted online through the official UAE Government portal approximately 60 days before the residence permit expires ^[139] Source: UAE residence renewal, Dubai Government . Once the application is approved, the investor must collect their new Emirates ID in person at the General Directorate of Residency and Foreigners Affairs.

Iranian applicants are advised to allow extra time for potential compliance queries, particularly when family members or adult dependents are included in the renewal process.

How to obtain citizenship of the United Arab Emirates?

The United Arab Emirates is one of the most difficult countries in which a foreign national can obtain citizenship ^[140] Source: Emirati nationality, UAE Government Platform . The UAE does not offer citizenship by investment, and a property‑based residence visa, including the Golden Visa, does not lead to citizenship.

For Iranian nationals who require long‑term stability without renouncing their nationality, UAE residence is usually a more suitable option than pursuing citizenship.

Citizenship for exceptional services

Citizenship for exceptional services is available only in highly limited cases and is granted at the discretion of UAE authorities. Eligible categories include:

• doctors and medical specialists;
• scientists and researchers;
• inventors;
• highly qualified professionals in strategic sectors;
• individuals recognised for achievements in cultural or creative fields.

Approval in these categories is rare and based on national interest. Applicants must demonstrate outstanding contributions that benefit the UAE. Iranian nationals may apply only if they meet the same criteria as other foreign professionals, with full background verification.

Citizenship by naturalisation

Foreign nationals may apply for UAE citizenship by naturalisation after 30 years of continuous residence in the country. To be eligible, an applicant must:

• have a good reputation;
• prove a stable source of income;
• speak Arabic fluently;
• have no criminal record.

For Iranian nationals, authorities may request additional documents confirming lawful income, compliance with UAE regulations, and full transparency regarding past activities.

Citizenship by marriage

Citizenship by marriage is available only to women married to UAE citizens. An application may be submitted after:

• 7 years of marriage if the couple has at least one child;
• 10 years of marriage if there are no children.

Men married to UAE‑citizen women are not eligible for citizenship by marriage.

Citizenship by birth or descent

Citizenship is granted on the basis of descent, regardless of the place of birth, if:

• both parents are UAE citizens;
• child’s father is a UAE citizen;
• child’s mother is a UAE citizen, and the father is unknown or stateless.

Children born in wedlock to a UAE‑citizen mother and a foreign father may obtain citizenship six years after birth, subject to approval.

Alternatives for investors who need a second citizenship

Most foreign nationals, including many Iranian investors, choose alternative jurisdictions if they require dual citizenship or a path to a second passport. Since the UAE does not provide citizenship by investment and generally does not allow dual citizenship, investors often complement their UAE residence with programs offered in other countries.

Residence‑by‑investment programs in the European Union and selected non‑EU countries offer foreign nationals the opportunity to obtain long‑term residence with the possibility of applying for citizenship after several years of lawful stay. The timeframe usually ranges from seven to ten years, depending on national legislation and individual circumstances.

For Iranian investors, these programs may serve as a long‑term legal solution that allows:

• holding an additional citizenship without renouncing the Iranian passport;
• gaining access to stable jurisdictions with strong legal systems;
• planning relocation or mobility for family members across generations.

Residence‑by‑investment programs with a future path to citizenship

Country	Minimum investment	Processing time	Time to citizenship
Greece	€250,000	4+ months	7 years
Cyprus	€300,000	9+ months	8 years
Andorra	€600,000	2+ months	8 years
Portugal	€250,000	12+ months	10 years
Hungary	€250,000	5+ months	11 years
Italy	€250,000	4+ months	10 years

Key points about UAE residence visas

1. A UAE residence visa by real estate investment may be issued for 2 or 10 years, depending on the value of the property and the selected visa category.
2. The Golden Visa is available to investors who purchase real estate worth AED 2,000,000, or $545,000. 
3. For Iranian nationals, the purchase must be accompanied by transparent documentation of the source of funds and transfers through permitted channels.
4. The average processing time for a residence visa application is around two months, although Iranian applicants may experience longer timelines due to enhanced Due Diligence conducted by banks and immigration authorities.
5. Holders of UAE residence visas benefit from a high level of comfort, safety, and access to modern infrastructure, as well as the ability to live, study, and work in the Emirates. The visa also facilitates administrative processes such as leasing property, obtaining local services, and enrolling children in schools.
6. The procedure for obtaining a residence visa depends on the regulations of each emirate. In Dubai, for example, newly purchased property must be registered in the investor’s name with the Dubai Land Department.
7. Iranian investors should be prepared for additional checks during registration and application, particularly when financial documents are reviewed.