Authored by the expert who managed and guided the team behind the UAE Property Pack
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Dubai property investment can indeed qualify you for UAE residency through two main visa programs.
The UAE offers both a 2-year Investor Visa for properties worth AED 750,000 and a 10-year Golden Visa for investments of AED 2 million or more, each with specific requirements for mortgage eligibility, property types, and family sponsorship.
If you want to go deeper, you can check our pack of documents related to the real estate market in Dubai, based on reliable facts and data, not opinions or rumors.
Dubai offers two property-based residency programs: a 2-year Investor Visa requiring AED 750,000 minimum investment and a 10-year Golden Visa requiring AED 2 million.
Both programs allow family sponsorship, permit mortgaged properties under specific conditions, and require freehold properties in designated zones.
| Visa Type | Minimum Investment | Duration | Mortgage Allowed | Property Type | Physical Presence | Family Sponsorship |
|---|---|---|---|---|---|---|
| 2-Year Investor | AED 750,000 ($204,000) | 2 years | Yes (50% paid + NOC) | Completed residential | Visit every 180 days | Spouse + children under 18 |
| 10-Year Golden | AED 2 million ($545,000) | 10 years | Yes (if paid-up ≥ AED 2M) | All types including off-plan | No requirement | Spouse + all children |
| Application Fees | AED 15,000 (2-year) | AED 10,000 (Golden) | Per person | Additional medical/ID costs | Varies by family size | Separate fees per dependent |
| Renewal Terms | Unlimited renewals | Unlimited renewals | Property must be retained | Value thresholds maintained | Compliance with rules | Family eligibility continues |
| Property Ownership | Freehold zones only | Freehold zones only | Sole or joint ownership | Multiple properties allowed | Marriage cert for joint | No leasehold properties |
Fact-checked and reviewed by our local expert
Jean-Charles Salvin 🇫🇷
Co-Founder, Best Dubai Condos
What is the minimum property investment required in Dubai to qualify for residency?
The minimum property investment depends on which residency program you choose.
For the 2-year Investor Visa, you need a minimum property investment of AED 750,000, which equals approximately $204,000 USD as of September 2025. This visa is designed for smaller-scale property investors who want to establish residency in Dubai.
For the 10-year Golden Visa, the minimum investment requirement jumps to AED 2 million, equivalent to about $545,000 USD. This program offers longer-term residency benefits and more flexibility in terms of property types and residency requirements.
The investment amount is calculated based on the property's purchase value at the time of acquisition, not its current market value.
It's something we develop in our Dubai property pack.
Does the property need to be fully paid for, or can it be mortgaged?
Both visa programs allow mortgaged properties, but with specific conditions that must be met.
For the 2-year Investor Visa, you must pay at least 50% of the property value upfront. Additionally, you need to obtain a No Objection Certificate (NOC) from your mortgage lender confirming the financing arrangement. This ensures the property investment is substantial enough to qualify for residency.
For the 10-year Golden Visa, the rules are more flexible but equally specific. You can have a mortgage as long as your paid-up share (the amount you've actually paid, excluding the mortgaged portion) reaches at least AED 2 million. For example, if you buy a AED 3 million property with a AED 1 million mortgage, your paid-up share is AED 2 million, which qualifies you for the Golden Visa.
The key requirement is demonstrating genuine financial investment rather than purely leveraged speculation.
What type of property qualifies—residential, commercial, off-plan, or only completed units?
The property types that qualify depend on which visa program you're applying for.
For the 2-year Investor Visa, only completed residential properties qualify. Off-plan properties do not meet the requirements, as the government wants to ensure the investment represents real, tangible value. Commercial properties are also excluded from this program.
The 10-year Golden Visa offers much broader property type eligibility. You can invest in completed residential properties, off-plan residential developments, commercial real estate, or mixed-use developments. This flexibility makes the Golden Visa attractive for diverse investment strategies.
All qualifying properties must be located in designated freehold zones where foreigners can legally own property outright. The property cannot be on disputed land or in restricted areas.
Multiple properties can be combined to reach the minimum investment threshold for both visa types, allowing investors to diversify their Dubai real estate portfolio while qualifying for residency.
Is there a specific location in Dubai where the property must be located to qualify?
Properties must be located in designated freehold zones where foreign ownership is permitted.
Popular qualifying areas include Dubai Marina, Palm Jumeirah, Business Bay, Downtown Dubai, Jumeirah Beach Residence (JBR), Dubai Hills Estate, and Mohammed Bin Rashid City. These zones were specifically designated by the Dubai government to allow 100% foreign ownership.
Properties in leasehold areas, where foreigners can only lease land for 99 years, do not qualify for residency visas. The distinction between freehold and leasehold is crucial—only freehold ownership grants the ownership rights necessary for visa eligibility.
Some newer developments in areas like Dubai South, Al Furjan, and Dubailand also qualify, provided they are in officially designated freehold zones. When considering a property, always verify its freehold status with the Dubai Land Department before making investment decisions.
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Does the property have to be freehold or can leasehold also qualify?
Only freehold properties qualify for UAE residency through property investment.
Freehold ownership means you own both the property and the land beneath it indefinitely, with full legal title. This type of ownership provides the security and permanence that the UAE government requires for residency visa eligibility.
Leasehold properties, where you lease the land for a specific period (typically 99 years), do not qualify for either the 2-year Investor Visa or the 10-year Golden Visa. Even though leasehold properties can be valuable investments, they don't meet the ownership requirements for residency programs.
Before purchasing any property for residency purposes, verify its freehold status through the Dubai Land Department or your real estate agent. The property title deed should clearly indicate freehold ownership.
It's something we develop in our Dubai property pack.
What is the minimum property value threshold in AED or USD?
The minimum property value thresholds are clearly defined for each visa program as of September 2025.
For the 2-year Investor Visa, the minimum threshold is AED 750,000, which converts to approximately $204,000 USD at current exchange rates. This represents the total purchase price of the property, not the amount you personally invest if using mortgage financing.
For the 10-year Golden Visa, the threshold is AED 2 million, equivalent to about $545,000 USD. However, if you're using mortgage financing for this visa category, your personal paid-up contribution must reach AED 2 million, regardless of the total property value.
These amounts are based on the official property purchase price as recorded with the Dubai Land Department, not on property valuations or market assessments. Currency fluctuations can affect the USD equivalent, so always verify current exchange rates when planning your investment.
How long does the residency visa last if granted through property ownership?
The visa duration depends on which property investment program you qualify for.
The 2-year Investor Visa provides residency for exactly 2 years from the date of issuance. This visa is renewable for additional 2-year periods as long as you continue to meet all requirements, including maintaining property ownership and meeting minimum stay requirements.
The 10-year Golden Visa offers significantly longer residency, valid for 10 years from issuance. This extended duration provides much greater stability and long-term planning certainty for investors and their families.
Both visa types can be renewed indefinitely as long as you maintain qualifying property ownership and continue to meet program requirements. There's no limit to the number of times you can renew either visa type.
Can I renew the residency visa as long as I keep the property?
Yes, both visa types can be renewed indefinitely as long as you maintain qualifying property ownership.
For renewal eligibility, you must continue to own the property that originally qualified you for residency, and the property value must still meet the minimum threshold. If property values have declined significantly, this could potentially affect renewal, though this is rarely an issue in Dubai's appreciating market.
You must also continue to meet all other program requirements, including any minimum stay requirements for the 2-year visa and maintaining clean criminal records. The renewal process typically takes 30-60 days and requires updated documentation.
If you sell your qualifying property, you must either purchase another qualifying property or your residency visa will not be renewable. The Dubai government tracks property ownership through the Land Department to verify continued eligibility.
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Does the visa extend to my spouse and children, and if so, what are the age limits?
Both property-based residency programs allow family sponsorship, but with different age restrictions.
For the 2-year Investor Visa, you can sponsor your spouse and children. Children are typically covered until age 18, though some interpretations allow for older dependent children under specific circumstances. Each family member requires separate application processing and fees.
The 10-year Golden Visa offers more generous family sponsorship terms. You can sponsor your spouse and all children with no age limit restrictions. This means adult children can remain on your visa indefinitely, making it particularly attractive for families with older children.
For joint property ownership with your spouse, both partners can be considered primary applicants if the property value meets requirements. A marriage certificate is required to document the relationship for visa purposes.
All family members sponsored under either program receive the same visa duration and renewal rights as the primary applicant.
Am I required to physically live in Dubai for a certain period each year to maintain the visa?
Physical presence requirements differ significantly between the two visa programs.
The 2-year Investor Visa requires you to visit Dubai at least once every 180 days (6 months) to maintain visa validity. This rule applies to all visa holders, including family members. Missing this requirement can result in visa cancellation.
The 10-year Golden Visa has no minimum stay requirements whatsoever. You can maintain your residency status without ever setting foot in Dubai after obtaining the visa, though you'll need to renew your Emirates ID periodically.
This difference makes the Golden Visa particularly attractive for international investors who want UAE residency benefits without the obligation to spend significant time in the country. The flexibility allows you to maintain residency while living and working elsewhere.
It's something we develop in our Dubai property pack.
Are there additional fees or government charges besides the property purchase itself?
Yes, both visa programs involve substantial additional fees beyond the property purchase price.
| Fee Category | 2-Year Investor Visa | 10-Year Golden Visa |
|---|---|---|
| Primary Applicant Visa Fee | ~AED 15,000 ($4,080) | ~AED 10,000 ($2,720) |
| Dependent Visa Fee | ~AED 8,000 ($2,180) each | ~AED 10,000 ($2,720) each |
| Medical Tests | ~AED 500 ($136) per person | ~AED 500 ($136) per person |
| Emirates ID | ~AED 370 ($100) per person | ~AED 370 ($100) per person |
| Processing & Admin | ~AED 1,000 ($272) | ~AED 2,500 ($680) |
| Legal Documentation | ~AED 2,000-5,000 ($545-1,360) | ~AED 3,000-7,000 ($815-1,905) |
| Total for Single Applicant | ~AED 19,000-21,000 ($5,170-5,715) | ~AED 16,000-20,000 ($4,350-5,440) |
These fees are charged during the initial application and again during each renewal period. Additional costs may include translation services, legal consultation, and property registration fees.
Can multiple properties be combined to reach the minimum investment amount required?
Yes, multiple properties can be combined to meet the minimum investment thresholds for both visa programs.
For the 2-year Investor Visa, you can combine several properties totaling at least AED 750,000. For example, you could purchase two apartments worth AED 400,000 each, totaling AED 800,000, which exceeds the minimum requirement.
For the 10-year Golden Visa, multiple properties worth a combined AED 2 million or more qualify you for the program. This strategy allows investors to diversify across different areas, property types, or price points while still meeting residency requirements.
All combined properties must be in freehold zones and meet individual property eligibility criteria. The purchase dates don't need to be simultaneous—you can accumulate qualifying properties over time and apply for residency once you reach the threshold.
If using mortgages across multiple properties, ensure your total paid-up contribution meets the minimum requirements for your chosen visa program.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Dubai's property-based residency programs offer genuine pathways to UAE residency for international investors.
The choice between the 2-year Investor Visa and 10-year Golden Visa depends on your investment capacity, family situation, and long-term residency needs, with both programs providing renewable residency as long as property ownership is maintained.
Sources
- Dubai Land Department - Investor Visa Services
- Omnia Capital Group - Dubai Residency Guide 2025
- Golden Visa UAE - Mortgage Guidelines
- BNW Real Estate - Property Investment Visa Guide
- Mira Developments - UAE Residency Requirements 2025
- Luxury Signature - Golden Visa Comprehensive Guide
- Property Finder - UAE Residency Through Property 2025
- Get Golden Visa - UAE Investment Programs
- UAE Government - Official Residence Visa Information
- Invest in Dubai - Official Visa Guidelines