Can you become a permanent resident (or a citizen) in the UAE after buying a property? (January 2026)

Yes, foreigners can buy residential property in the UAE, but the rules are emirate-by-emirate and often zone-based, with Dubai offering extensive freehold areas and Abu Dhabi permitting ownership in designated investment zones.

Buying property in the UAE can directly qualify you for a residence visa, with options ranging from a 2-year investor visa for properties worth AED 750,000 to a 10-year Golden Visa for investments of AED 2 million or more.

We update this blog post regularly so you always have the most current information on UAE property ownership and residency pathways.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in the UAE.

Can buying property help me get permanent residency in the UAE?

Does buying a property qualify or at least help for residency in the UAE?

As of early 2026, buying property in the UAE can directly qualify you for a residence visa, making it one of the clearest investment-to-residency pathways available to foreigners in the region.

The minimum property investment for a 2-year UAE investor residence visa is AED 750,000 (approximately USD 204,000 or EUR 190,000), while the 10-year Golden Visa requires at least AED 2 million (approximately USD 545,000 or EUR 505,000).

Beyond the property purchase itself, applicants must provide a valid title deed registered with the Dubai Land Department, proof of health insurance, and pass a medical examination for infectious diseases.

Even if you do not meet the Golden Visa threshold, owning UAE property strengthens applications for other visa categories by demonstrating financial stability and ties to the country.

Is there any residency visa directly linked to property ownership in the UAE right now?

Yes, the UAE currently offers two main property-linked residency visas: the 2-year investor residence (Taskeen) for properties worth AED 750,000 or more, and the 10-year Golden Visa for properties valued at AED 2 million or more.

Whether you buy a property as your main home or as a rental investment, both qualify for these UAE residency visas because the eligibility criteria focus on ownership and property value rather than how you use the property.

The Dubai Land Department explicitly states that eligibility is based on legal ownership and meeting the value threshold, so rental properties and primary residences are treated equally under the UAE investor visa rules.

What exactly do I get with a property-based residency in the UAE?

Is this residency temporary or permanent in the UAE right now?

Property-based residency in the UAE is technically temporary but renewable, meaning even the 10-year Golden Visa is a long-term residence permit rather than permanent residency or citizenship.

The official names for these permits are the "Investor Residence Visa" (2-year, also called Taskeen in Dubai) and the "Golden Visa" (5 or 10-year depending on category), both issued through the Dubai Land Department and GDRFA.

The key legal distinction in the UAE is that temporary residency requires ongoing qualification (maintaining property ownership), while permanent residency in most countries does not require you to keep meeting conditions after approval.

However, this temporary status still grants substantial rights including the ability to live, work, study, and sponsor family members in the UAE for the duration of your visa.

How long is the initial residency permit valid in the UAE in 2026?

As of early 2026, the Dubai property investor visa (Taskeen) is valid for 2 years, while the UAE Golden Visa for real estate investors is valid for 10 years.

These validity periods have remained stable since the October 2022 reforms, when the UAE reduced the Golden Visa property threshold from AED 5-10 million to AED 2 million and standardized the 10-year duration.

The validity period typically begins from the date your Emirates ID card is issued, not from when you submit your application or first enter the country.

It is recommended to start your renewal process at least 30 days before expiration to avoid any gaps in your UAE residency status.

How many times can I renew residency in the UAE?

There is no published cap on the number of times you can renew your UAE property-based residency, meaning you can renew indefinitely as long as you continue meeting the ownership and value requirements.

Each renewal period matches the original visa duration: 2 years for the Taskeen investor visa and 10 years for the Golden Visa.

Renewal conditions remain the same with each cycle, so there is no progressive tightening of requirements for long-term UAE residents who maintain their property investment.

The most common reason renewal applications are rejected in the UAE is selling the qualifying property without replacing it with another property that meets the minimum value threshold.

Can I live and work freely with this residency in the UAE?

Golden Visa holders can live and work anywhere in the UAE without requiring a separate sponsor, making it one of the most flexible residency options available to foreign investors.

The Golden Visa allows both employment and self-employment, so you can work for an employer, start your own business, or simply not work at all while residing in the UAE.

There are no specific professions or sectors restricted for Golden Visa holders, though certain regulated fields like medicine or law require separate professional licensing regardless of visa status.

For the 2-year investor visa, residency is granted but working legally may still require additional arrangements such as a freelance permit or employment work permit depending on your specific situation.

Can I travel in and out easily with residency in the UAE?

Yes, UAE residence visa holders can travel freely in and out of the country, with the Golden Visa offering particularly flexible travel conditions for property investors.

For standard UAE residence visas, staying outside the country for more than six consecutive months can result in visa cancellation, but Golden Visa holders are explicitly exempt from this rule and can stay abroad indefinitely without losing status.

UAE residency does not directly grant visa-free access to other countries, though it may simplify visa applications to certain destinations; travel benefits depend on your passport nationality rather than your UAE residence status.

When re-entering the UAE after international travel, you should carry your Emirates ID card and passport with the valid residence visa stamp or sticker.

Does this residency lead to permanent residency in the UAE eventually?

The UAE does not have a traditional permanent residency system where temporary residence automatically converts to permanent status after a certain number of years.

The Golden Visa itself functions as the closest equivalent to permanent residency in the UAE, offering 10-year renewable terms that can continue indefinitely as long as you maintain eligibility.

There is no "years of residence" requirement that leads to an upgrade; instead, you simply renew your Golden Visa every 10 years while keeping your qualifying property investment.

Even after decades of UAE residence, you would still need to maintain property ownership to keep your residency status, as there is no point at which the property requirement is waived.

What conditions must I keep to maintain residency in the UAE?

Do I need to keep the property to keep residency in the UAE?

Yes, you must maintain ownership of a qualifying property throughout your visa validity period to keep your UAE property-based residency.

If you sell your property before your visa expires, your residency status becomes invalid and you would need to either purchase a new qualifying property or apply for a different type of visa.

You can replace your property with another qualifying property without losing residency, provided the new property meets the minimum value threshold (AED 750,000 for 2-year visa or AED 2 million for Golden Visa).

Authorities verify ongoing property ownership during renewals by requesting an updated title deed or valuation certificate from the Dubai Land Department or relevant emirate land registry.

Is there a minimum stay requirement per year in the UAE?

For UAE Golden Visa holders, there is no minimum number of days you must spend in the country each year, making it one of the most travel-flexible residency programs globally.

The main rule for standard UAE residence visas is actually about maximum time abroad: if you stay outside the UAE for more than six consecutive months, your visa can be cancelled, but Golden Visa holders are exempt from this restriction.

If you hold the 2-year investor visa (not the Golden Visa), exceeding six months outside the UAE could result in automatic visa nullification, requiring you to reapply from scratch.

Physical presence requirements become relevant only if you pursue UAE citizenship, which requires government nomination and is based on exceptional contributions rather than time spent in the country.

Can I rent out the property and keep residency in the UAE?

Yes, you can rent out your qualifying property and still maintain your UAE investor residency, as eligibility is based on ownership and value rather than personal occupancy.

There are no specific restrictions on short-term versus long-term rentals for residency purposes, though short-term rentals in Dubai require a holiday home license from the Department of Economy and Tourism.

Rental income from your UAE property does not affect your residency status, and the UAE does not impose personal income tax on rental earnings, though you should comply with any applicable tourism fees for short-term rentals.

If you rent out the property, you should still maintain proof of a UAE residential address for administrative purposes, which can be a separate rented apartment or a family member's address.

Can residency be revoked after approval in the UAE right now?

Yes, UAE property-based residency can be revoked if you stop meeting the qualifying conditions, such as selling your property without replacement or committing legal violations.

The official revocation process is handled by GDRFA (General Directorate of Residency and Foreigners Affairs), which can cancel your visa if notified that you no longer meet eligibility requirements.

You generally have the right to appeal a revocation decision, though the success of appeals depends on whether you can demonstrate continued eligibility or rectify the issue that triggered the revocation.

If your visa is cancelled, you typically have 30 days to leave the UAE or regularize your status through a new visa application.

Can real estate investment lead to citizenship in the UAE?

Can property investment directly lead to citizenship in the UAE?

No, property investment alone does not directly lead to UAE citizenship; there is no "buy a property, get a passport" program in the Emirates as of early 2026.

While there is no official higher investment threshold that guarantees faster citizenship, some reports suggest investors with AED 10 million or more (approximately USD 2.7 million or EUR 2.5 million) in total UAE investments may be considered for citizenship under the exceptional merit category, but this remains discretionary.

The timeline from property investment to potential citizenship eligibility is undefined because UAE citizenship is granted through government nomination rather than a structured application process with predictable timelines.

The key difference is that citizenship-by-investment programs in other countries offer a transactional path (invest X, receive citizenship), while UAE citizenship requires recognition of exceptional contribution and is granted at the government's discretion.

Is citizenship automatic after long-term residency in the UAE?

No, UAE citizenship is never automatic after long-term residency; it always requires a separate application process and government approval, regardless of how many years you have lived in the country.

Under standard naturalization rules, foreigners must have at least 30 years of continuous legal UAE residence (or 20 years if residency began before 1972) to even be considered for citizenship through naturalization.

Beyond the residency duration, citizenship applicants must demonstrate fluency in Arabic, maintain a clean criminal record, have a legal source of income, and receive endorsement from UAE authorities.

Processing times for citizenship applications are not publicly disclosed because the process is discretionary, and many applications are simply not approved regardless of how long processing takes.

What are the real requirements to become a citizen in the UAE?

Do I need physical presence for citizenship in the UAE right now?

For naturalization through long-term residency, you must have 30 years of continuous legal residence in the UAE, which implies substantial physical presence over three decades.

The physical presence requirement is calculated based on continuous lawful residency rather than a specific number of days per year, meaning you need to maintain valid residence status throughout the entire period.

Authorities track physical presence through Emirates ID records, entry and exit stamps, and the continuous renewal of residence visas over the qualifying period.

For citizenship through exceptional merit (investors, scientists, doctors, talents), there are no published minimum physical presence requirements because selection is based on contribution and government nomination rather than time spent in the country.

Can my spouse and kids get citizenship too in the UAE in 2026?

As of early 2026, if you are granted UAE citizenship through the exceptional merit pathway, your spouse and children can also be granted citizenship as part of the same nomination.

Family members are typically included in the same citizenship grant rather than having to wait and apply separately after the main applicant is approved.

Children included in citizenship applications are generally those who are unmarried; adult married children may need to qualify independently.

For foreign women married to Emirati men, there is a separate pathway requiring 7 years of marriage with children or 10 years without children before citizenship eligibility.

What are the most common reasons citizenship is denied in the UAE?

The most common reason citizenship applications are denied in the UAE is simply not falling into an eligible category or not being nominated by a recognized government body, as ordinary residents cannot apply on their own.

Two other frequently cited reasons for denial are incomplete or unverifiable documentation and security or background check concerns that arise during the vetting process.

If citizenship is denied, applicants may be able to reapply, but there is no published waiting period or clear reapplication process since citizenship remains discretionary.

The single most effective step to avoid citizenship denial is to focus on maintaining impeccable documentation, building genuine contributions to UAE society, and understanding that citizenship is a recognition granted by the government rather than an entitlement earned through investment.