Residency options through property
| Option | Duration | Property requirement | Notes |
|---|---|---|---|
| Golden Visa | 10 years, renewable | Total value of at least AED 2M (≈ $545k) | Ready, or off-plan from approved developers; bank consent for mortgaged property |
| Investor visa | 2 years, renewable | Reported since April 2026: no minimum value for solely owned ready homes; for joint ownership, at least AED 400k per owner | Off-plan property is not eligible |
10-year Golden Visa requirements
- One or more properties with a total value of at least AED 2,000,000, based on the purchase price on the title deed or a DLD-approved valuation.
- Properties must be in areas open to foreign ownership and registered in the applicant’s name.
- For jointly owned property, the applicant’s own share must be worth AED 2M.
- For mortgaged property, the loan must come from an approved bank operating in the UAE, with the bank’s consent letter.
- Off-plan property can qualify when bought from approved developers registered with the DLD.
- Valid UAE health insurance for the applicant and family; a lien may be placed on the property to ensure continued ownership.
Golden Visa benefits
- Residency for 10 years, renewable while the conditions are met
- Live, work and do business in the UAE without a sponsor
- Sponsorship for your spouse and children and, under certain conditions, parents
- The visa stays valid even if you spend more than six months outside the UAE
Application steps
- Buy the qualifying property and register the title deed (or Oqood for off-plan)
- Apply for eligibility through the DLD’s Golden Visa service points or GDRFA channels
- Entry permit or in-country change of status
- Medical test and biometrics
- Emirates ID and residency issuance
Total government fees are reported at around AED 10,000; confirm the current amount when applying.
The 2-year investor visa (2026 update)
According to reports published in April 2026, the DLD removed the previous AED 750,000 minimum for the 2-year investor visa on solely owned ready (completed) homes. For joint ownership, each owner’s share must be at least AED 400,000. Off-plan property does not qualify.
This is an important alternative for investors below the AED 2M threshold who want residency in Dubai.
Which areas and apartments meet the Golden Visa threshold?
The AED 2M threshold can be met with one apartment or the combined value of several. At 2026 prices, examples include:
- Many one-bedroom apartments in Downtown Dubai
- Two-bedroom apartments in Dubai Hills Estate, Dubai Marina and Business Bay
- Two one-bedroom apartments in JVC or Arjan combined (residency plus diversified rental income)
Practical notes for buyers from Türkiye
Getting UAE residency does not automatically end your tax residency in Türkiye. If you plan to live in the UAE for long periods, review tax residency, reporting obligations in Türkiye and the double taxation agreement with your tax adviser.
Frequently asked questions
How much property do I need for the Golden Visa?
The threshold is AED 2M, about $545k. The combined value of more than one property can count.
Can off-plan property qualify for the Golden Visa?
Off-plan property bought from approved developers registered with the DLD can qualify if it meets the conditions. The 2-year investor visa is available only for ready (completed) property.
Can mortgaged property qualify for the Golden Visa?
Yes. The loan must be from an approved bank in the UAE and the bank must issue a consent letter. Reports indicate the earlier down-payment requirement was removed in 2026; confirm current terms before applying.
Does the Golden Visa cover my family?
Yes. Golden Visa holders can sponsor their spouse and children and, under certain conditions, their parents. We confirm the current conditions with you before applying.
What happens to my Golden Visa if I sell?
The Golden Visa depends on continued ownership. If you sell and your total property value falls below AED 2M, you may no longer meet the conditions.