Dubai Golden Visa Through Real Estate (2026)

Overview

The UAE Golden Visa program grants long-term residency (10 years, renewable) to real estate investors who purchase property worth at least AED 2,000,000 (approximately EUR 500,000). Unlike Spain's Golden Visa, the Dubai program is actively expanding and the UAE government has signaled continued support for attracting international investors.

Requirements (per Q2 2026)

• Minimum property value: AED 2,000,000 (can combine multiple properties)
• Property must be in a freehold zone
• Property must be completed (ready, not off-plan)
• No minimum stay requirement
• Can be employed or self-employed or retired
• Clean criminal record
• Valid health insurance

Key benefits

Tax residency: The Golden Visa enables UAE tax residency. The UAE has no personal income tax, no capital gains tax, and no wealth tax. For Dutch nationals, establishing UAE tax residency requires actually living in the UAE for a significant portion of the year and deregistering from the Netherlands (BRP uitschrijving). Simply holding a Golden Visa does not automatically change your tax residency. Consult a cross-border tax advisor before making tax residency decisions.

Family inclusion: The Golden Visa extends to spouse, children (any age), and parents (as dependents). Each family member receives their own 10-year visa.

Banking and business: Golden Visa holders can open UAE bank accounts, start businesses, and access financial services more easily than tourist visa holders.

Application process

1. Purchase qualifying property (AED 2M+ completed, freehold)
2. Obtain title deed from DLD
3. Apply through ICP (Federal Authority for Identity, Citizenship, Customs and Port Security) or GDRFA (General Directorate of Residency and Foreigners Affairs)
4. Submit: passport, title deed, bank statement showing purchase, health insurance, passport photos, Emirates ID application
5. Medical fitness test in UAE
6. Processing: 2-4 weeks

Off-plan properties

Off-plan (under construction) properties do not qualify for the Golden Visa until completion and handover. However, if the total value of your completed properties plus off-plan investments exceeds AED 2M, the completed properties may qualify on their own.

2-year investor visa alternative

A 2-year investor visa is also available. The former entry threshold has lapsed. For a single owner there is no minimum amount; for joint ownership a minimum of AED 400,000 per co-owner applies. This is a shorter-term alternative that still provides residency benefits but requires renewal every 2 years.

See: Compare residency programs | Detailed Golden Visa guide

Per Q2 2026. Program terms subject to UAE government policy changes. Source: DLD | ICP