The UAE Golden Visa through real estate
Golden Visa
from AED 2,000,000
10-year residency
The most sought-after tier: 10 years renewable, extendable to family, with the freedom to live outside the UAE without losing the visa.
Investor visa (2 years)
No minimum value
2-year residency · 2026 update
In 2026 Dubai removed the AED 750,000 floor: a sole owner qualifies for the 2-year visa regardless of the property value. For joint ownership, each co-owner must hold a share of at least AED 400,000.
What the Golden Visa is
The Golden Visa is a long-term (10-year) UAE residence permit created to attract investors, talent and entrepreneurs. On the real estate route the right comes from the property itself: once you cross the value threshold, you apply and obtain stable residency, independent of an employer sponsor.
The property requirements
- Property value of at least AED 2,000,000 at the time of application (can be the sum of several properties).
- Applies to ready property and to off-plan bought from approved developers.
- Mortgaged purchases are accepted at selected banks (with a minimum amount already paid).
- The property must be registered in your name with the Dubai Land Department (title deed).
The concrete benefits
- 10-year renewable residency, with no employer sponsor needed.
- Sponsor your family: spouse and children (no age limit for dependent children).
- Stay outside the UAE for long periods without losing residency (a standard visa lapses after 6 months abroad).
- Full access to bank accounts, schools, healthcare and everyday life as a resident.
How it works, step by step
- Select and buy the property above the threshold, with due diligence on the developer and contract.
- Register the property and obtain the title deed at the Dubai Land Department.
- Apply for the Golden Visa with the relevant authorities (ICP / emirate authority).
- Medical test, biometrics and issuance of the Emirates ID and the visa.
The truth few will tell you
The Golden Visa is a residence permit, not automatically tax residency. Getting it does not erase your obligations at home: as long as you remain a tax resident of your country, you keep declaring and paying tax on your foreign property. The UAE tax advantage is real, but it's tied to an actual move of tax residency (days of presence, centre of interests), not to holding the visa. It's a decision to plan with a cross-border accountant — we tell you before, not after.
Frequently asked questions
What amount qualifies for the real estate Golden Visa?
Property worth at least AED 2,000,000. It can also be the combined value of several properties registered in your name.
Does it apply to off-plan property?
Yes, for off-plan bought from approved developers. In some cases mortgaged purchases at selected banks also qualify, with a minimum amount already paid.
Is there still a minimum amount for the 2-year investor visa?
No. In 2026 Dubai removed the AED 750,000 floor: a sole owner qualifies for the 2-year visa at any property value; joint owners need a share of at least AED 400,000. The AED 2,000,000 threshold still applies to the 10-year Golden Visa.
Does the Golden Visa make me a UAE tax resident?
No. It is a residence permit. UAE tax residency depends on specific criteria (physical presence, centre of interests). Without an actual move you remain a tax resident of your home country.
Can I include my family?
Yes. The Golden Visa lets you sponsor your spouse and children, as well as domestic staff, for the same duration as your visa.
How long does it last and does it renew?
It lasts 10 years and is renewable as long as you keep the underlying investment. You can live outside the UAE for long periods without losing it.
Want to know if the right property also gives you the Golden Visa?
Build your strategy: if the ticket clears the threshold, I'll flag it along with the matching projects. Or let's talk directly.