Who This is for
Not what the agent said at the point of sale, but what the assessed value actually is — and whether a mortgage or an off-plan payment schedule changes the answer.
And want residency that survives leaving the job, rather than residency that ends with it.
And have been given three different thresholds by three different sources, none of whom will put it in writing.
And want the family’s status decoupled from the licence, so that closing or selling it is a commercial decision rather than an immigration one.
Or your application has sat without movement, and nobody has told you which part of the file caused it.
Not One Product — a Set of Routes
Total assessed value of one or several UAE properties. Mortgaged and off-plan can qualify — the word doing the work is assessed.
Monthly basic salary as registered, attested degree, qualifying professional classification. Allowances do not count.
We do not publish thresholds or durations for these routes, because the figures in circulation contradict each other. What is consistent is the structure: a nomination or endorsement from a designated authority precedes the immigration filing — and that endorsement is the substantive decision. The file that matters is the one going to the endorsing body.
What an Assessed Valuation Actually Means
Not price paid · Not asking price · Not a portal estimate
Assessed Value
A current valuation obtained for this purpose, in the form the authority accepts. That distinction produces most of the surprises.
Bought below the threshold years ago may now assess above it — and vice versa.
One obtained for a mortgage or an abandoned sale is frequently not accepted here.
Each has to be evidenced, and each held in a way that supports the application.
Attribution is case by case; paid and contracted are different figures — the file shows which one the assessment rests on.
What's Included
How it Works
Assessment
We establish the route, and say plainly if none fits yet. Some applicants are one document or one contract amendment away from qualifying; some are not close, and should be told so before they pay anyone.
Record check
Run before the application, not after. An unresolved record does not merely delay a Golden Visa — it produces a refusal that then has to be explained in the next one.
Evidence assembly
Valuation, attestation, salary certification, translations. This is where the real time goes, and it is largely controlled by third parties: land departments, universities, consulates, employers.
Endorsement, where the route requires one
On those routes, this is the decision.
Application filed and tracked
Through to a decision, in person.
Medical and biometrics
Requires your presence in the UAE.
Visa issued, Emirates ID produced
The principal’s file completes.
Dependants filed
Only once the principal’s residency and Emirates ID are complete. Running the family file in parallel to save a fortnight usually costs a month.
What We Need from You
Most of this is a scan and an email — none of it needs to be perfect before we talk, and we tell you exactly what is missing after the first review.
Timeline and Cost
The controllable part of a Golden Visa is short. Once a complete file is filed, the immigration stages are measured in weeks. What extends a matter is everything upstream: attestation of a foreign degree, a valuation that has to be re-issued, a nominating authority working to its own schedule, or a record that has to be cleared first.
We do not publish an expected duration for the visa itself: sources disagree, terms have been revised more than once, and what is granted can depend on the route. Our fee is fixed and agreed in writing before we start, anchored to the work rather than to the value of your property or investment.
We do not guarantee approval, and no one lawfully can. What is within our control is which authority receives the file, what is in it, and whether anything on your record is going to stop it.
Get a Fixed QuoteWhere it Goes Wrong
The most common blocker, and the most avoidable. An old fine, an absconding report, or an entry ban recorded years ago will stop a Golden Visa — and it typically surfaces mid-process, after the valuation has been paid for and the degree attested. Pull the record at the start.
Purchase price, developer valuation and assessed value are three different numbers, and only one of them is tested.
A package well above the threshold can sit on a registered contract with a basic salary well below it. Fixable by amending and re-registering the contract before applying — not by explaining the arithmetic afterwards.
Attestation is sequential and country-specific, and part of it happens in the country of issue. Starting it when the rest of the file is ready adds weeks that could have run in parallel.
On nomination-based routes, a strong immigration file does not compensate for a thin submission to the endorsing authority.
This is long-term residency, not unconditional residency. The basis on which it was granted, and any conditions attached, continue to matter — including if the property is sold.
Questions
What is the minimum property value for a UAE Golden Visa?
A total assessed value of AED 2,000,000 or above, across one property or several. Mortgaged and off-plan property can qualify, subject to how the file evidences what has been paid and how the property is held.
Does my whole salary count, or just basic?
Basic salary, as registered on the employment contract — AED 30,000 or above monthly. Allowances do not count towards it.
How long is the Golden Visa valid for?
Duration depends on the route, and published sources are not consistent. We confirm the term that applies to your route before you file rather than repeat a figure we cannot source.
Can I include my wife and children?
Yes, filed after the principal’s residency and Emirates ID are complete. Sponsorship of parents is assessed separately, against its own conditions, and is not automatic on any route.
Do I lose it if I leave the UAE for a long period?
Long-term residency is generally more tolerant of absence than a standard residence visa, but it is not unconditional and the treatment differs by route. We confirm the position for your case rather than generalise.
I was refused before. Is it worth applying again?
Often, yes — but not by refiling the same thing. A refusal sits on the record, and the second application has to address why the first failed. That means finding out what actually caused it.
Can you guarantee approval?
No, and nobody can. The decision is the authority’s. What we control is which route is used, what the file contains, and whether anything on your record is going to stop it. Where a case will not qualify, we say so at assessment.