Can You Get Residency in Dubai by Buying Property?
Written by: Marcus M. Araz, MBA, PhD · Updated:
Yes, you can. There are two separate residency routes tied to property ownership in Dubai: a 10 year Golden Visa with a property worth at least AED 2,000,000, or a 2 year investor visa with no value condition if you are the sole owner. Both are tied to the property, both are renewable, and on both a spouse and children can be included in the application.
How much is the minimum investment?
If you are the sole owner, the two year investor visa asks for no minimum property value. The Dubai Land Department states this plainly on its own service page: the condition is that the property is completed and habitable. In joint ownership, each person's share has to be at least AED 400,000 in value. For the ten year Golden Visa the threshold is AED 2,000,000; this amount can be met with a single property or with the total of several properties.
The AED 750,000 lower limit still circulating in the market is out of date. That threshold was removed for the investor visa; if you come across it, check the date of the source.
The two routes side by side
| Golden Visa | Investor visa | |
|---|---|---|
| Duration | 10 years, renewable | 2 years |
| Property value | At least AED 2,000,000 | No value condition for a sole owner; at least AED 400,000 per person in joint ownership |
| Property status | One or more properties, full ownership | Must be completed and habitable |
| Mortgaged property | Accepted, subject to a bank letter and consent | May be mortgaged with a local bank |
| Income condition | None | Financial standing, or at least AED 10,000 a month |
| DLD service fee | AED 9,884,75 | AED 10,212,50 |
| The process | 7 to 10 working days | 7 to 10 working days |
Golden Visa, 10 years
The threshold is AED 2,000,000 and it does not have to be a single property; the total of several properties counts as well. The property has to be wholly yours.
A mortgaged property is accepted. In that case the Dubai Land Department asks for two documents: a bank letter showing that AED 2 million has been paid, and a consent letter stating that the bank has no objection to residency being issued against the property, together with the amount paid and the outstanding balance.
So that ownership continues throughout the residency, a charge is placed on the property and it cannot be sold for 10 years. As long as the conditions are met it is renewed at the end of the term.
The government portal u.ae also counts properties bought off-plan from approved local developers with a total above AED 2 million within this route.
The two year investor visa
This is where the real change on this route lies: no minimum property value is asked for from a sole owner. On its own service page the DLD says “regardless of the property value”. In joint ownership each applicant's share has to be at least AED 400,000.
In return the property has to be completed and habitable ; an off-plan purchase does not work on this route. Financial standing or a monthly income of at least AED 10,000 is also required.
If you are going to use a mortgage
The Central Bank limits loan ratios by the status of the property and the profile of the buyer. The most critical line is the off-plan purchase: the bank lends at most half the price, the rest comes from you.
| Type of purchase | Maximum loan to value |
|---|---|
| Off-plan purchase | Fiyatın %50’si, alıcı kim olursa olsun |
| Ready home, foreigner's first property, up to AED 5 million | Fiyatın %80’i |
| Ready home, foreigner's first property, above AED 5 million | Fiyatın %70’i |
| Ready home, second and subsequent property | Fiyatın %65’i |
It is not true that you cannot use a mortgage without a residence permit, but the terms work differently: fewer banks lend to buyers living abroad, on ready homes the ratio usually stays in the 50% to 60% band, and extra documents are asked for your overseas income.
For the costs of the purchase itself see our Cost of buying a home in Dubai page.
Frequently asked questions
What is the minimum investment needed for residency in Dubai? On the two year investor visa there is no minimum value condition for a sole owner; in joint ownership each share has to be at least AED 400,000. For the Golden Visa the threshold is AED 2,000,000.
Is the Golden Visa for life? No. It is a 10 year, renewable residence permit. Nor is it a citizenship by investment programme; the ICP has officially denied both claims.
Can I get a Golden Visa with an off-plan purchase? The government portal counts off-plan properties bought from approved developers with a total above AED 2 million within this route. On the two year investor visa the property has to be completed.
Can I apply with a mortgaged property? Yes. The DLD accepts a mortgaged property, in return for a bank letter showing that AED 2 million has been paid and for the bank's consent.
Can I include my family? A spouse and children can be sponsored on both routes. On the investor visa the DLD fees are AED 7,382.25 for a spouse and between AED 6,482.25 and 7,182.25 for a child, depending on age and duration.
What happens to my residence if I sell the property? On the Golden Visa a charge is placed on the property and it cannot be sold for 10 years. The residency is tied to ownership; if ownership ends, its basis ends too.
Is there tax on rental income or property tax in Dubai? Not for an individual buyer. Apart from the one off 4% DLD transfer fee there is no annual tax burden.
Sources
The conditions and amounts on this page are taken from official sources: Dubai Land Department, Golden Visa application, Dubai Land Department, investor residency, GDRFA Dubai, golden residence permit, u.ae, Golden Visa and UAE Central Bank mortgage regulations. Immigration and residency decisions rest with the GDRFA and the ICP; this page is for information.
How we help you with this
As capital.works®, the Overseas Property Centre, we represent selected developments in Dubai. There are currently 35 Dubai developments live on the site, each with its price list, floor plans and completion schedule on its own page. We are an FCA authorised credit broker (FRN 1049015) and a member of the NACFB; the purchase, the finance, residency and post completion management are all run by one team.
The next step
Which route suits you depends on your budget and on the status of the property. For the projects see our Dubai Property Guide page, and for the whole portfolio our listings on the site or write to us.
We have covered the annual tax and cost side in Dubai in detail on our Is there property tax in Dubai page.
We set out which right you buy with, and in which areas, on our Can I buy property in Dubai as a foreigner page.