Guide
Dubai Golden Visa Through Property 2026 — The AED 2M Route Explained
The Dubai Golden Visa is one of the world's most attractive residency-by-investment routes: buy AED 2 million of property and receive 10-year renewable UAE residency — in a jurisdiction with no property tax and no income tax on rent. Here is exactly how it works, what it costs, and the step-by-step process.
How to qualify through real estate
- Minimum investment: property worth at least AED 2 million (≈ USD 545,000), registered with the Dubai Land Department (DLD).
- Combining properties: the threshold can usually be met across multiple properties.
- Off-plan & mortgaged: qualifying off-plan purchases from approved developers and mortgaged properties can count, subject to current rules on equity paid — verify the latest requirements before purchasing.
- Freehold zones: foreigners get 100% ownership in designated freehold areas (Dubai Marina, Downtown, Palm Jumeirah, Business Bay, JVC and many more).
Key benefits
- 10-year renewable residency — no local sponsor needed.
- Family sponsorship: spouse, children and (under current rules) domestic staff.
- Zero tax: no annual property tax, no personal income tax on salary or rental income.
- Stay flexibility: long periods outside the UAE do not cancel the visa — rare among residency programmes.
- Strong yields: Dubai gross rental yields average ~7.2% — the highest in our 10-country database.
The process, step by step
- Buy a qualifying property in a freehold zone and register it with the DLD.
- Obtain the title deed confirming AED 2M+ ownership value.
- Apply for the Golden Visa via DLD/ICP channels or an approved typing centre — passport, photos, title deed.
- Medical fitness test & Emirates ID registration.
- Receive the 10-year visa — typically within a few weeks of the deed.
Costs to budget for
- DLD transfer fee: 4% of property value, plus registration/admin fees.
- Agent commission: typically ~2%.
- Visa, medical & Emirates ID: several thousand AED total.
- Ongoing service charges: ~1.5% of value per year — the highest in our database, so factor it into yield math.
⚠️ Important: thresholds and rules are set by UAE authorities and can change. Verify current requirements with the Dubai Land Department or a licensed agent before purchasing. Model the full buying costs in our Hidden Buying Costs calculator (select UAE) and see the complete market picture in our Buying Property in Dubai guide.