At EasyROI we've operated in the UAE market for years: the Golden Visa is a real benefit, but it's an effect of the investment, not the reason to buy. Let's look at the facts.
Golden Visa through property: the 2026 requirements
To secure the ten-year residency (Golden Visa) through property, you must own real estate worth at least AED 2 million, based on the full value registered by the Dubai Land Department, not the down payment or mortgage. The threshold can also be reached by combining multiple properties registered to the same person.
Key points, updated:
- Mortgaged property: accepted, with a compliant bank letter (NOC); no minimum paid percentage is required.[3]
- Off-plan: approved projects from eligible developers can qualify.[1]
- Family: the visa extends to spouse, children and, under certain conditions, parents and domestic staff.[2]
- Value = title deed: the DLD assesses on the price recorded in the title deed, not the current market value. If you bought at AED 1.8M and it's now worth AED 2.3M, you don't qualify yet: the registered price counts.[1]
2026 update: the two-year investor visa
As of April 2026 Dubai removed the minimum property value for the two-year investor visa for sole owners, previously set at AED 750,000. It's a shorter, lower-threshold residency option than the ten-year Golden Visa, which remains anchored to AED 2 million.
| Two-year investor visa | Golden Visa | |
|---|---|---|
| Duration | 2 years renewable | 10 years renewable |
| Property threshold (2026) | No minimum for sole owner | AED 2 million |
| Mortgage | Accepted | Accepted (with NOC) |
| Family | Yes | Yes |
How a foreigner buys in Dubai: the process
A non-resident foreigner can buy full ownership in designated freehold areas (over 60 zones, including Dubai Marina, Downtown, Palm Jumeirah, JVC, Business Bay, Dubai Hills). Outside these zones, only leasehold or usufruct up to 99 years is available. You don't need a residence visa to buy: a valid passport is enough.
The process, regulated by DLD and RERA, follows standard steps:
1. Budget and freehold check. Calculate the total including fees (7-9% above price) and verify the property is in a freehold zone and the seller is the registered owner via the DLD title deed verification tool.
2. Licensed agent. Every agent must hold a RERA licence and Broker Registration Number (BRN), verifiable in the DLD directory. Typical commission is 2% of price + 5% VAT.
3. MOU (Form F) and deposit. Buyer and seller sign the Memorandum of Understanding; a 10% deposit is typically paid, held in escrow.
4. Developer NOC. The seller requests the No Objection Certificate confirming service charges are settled and the unit is transferable (typical cost AED 500-5,000, 1-5 business days).
5. DLD transfer. Parties attend the DLD trustee office (or via the Dubai REST app); the balance is paid plus the 4% DLD fee + AED 580 admin fee. The DLD issues the title deed, often the same day.
For a ready property, from MOU signing to title deed typically takes 2-6 weeks.
The real costs of buying
Beyond the price, budget for 7-9% in transaction costs:
- DLD transfer: 4% of price + AED 580 admin
- Agent commission: 2% + 5% VAT
- Developer NOC: AED 500-5,000
- Trustee/registration fees: variable
- Mortgage (if any): arrangement and valuation costs, non-resident rate 6.5-8.5%
These are numbers to include in the net yield calculation from day one, not to discover at signing.
The point: residency isn't the reason to buy
The Golden Visa is a concrete, lasting benefit. But buying property only for the visa, without the operation holding up on the numbers (net yield, entry price, rental demand), is putting the cart before the horse. Residency is a positive effect of a good investment, not a substitute for due diligence.
Our work is selecting operations that make sense as investments — and that, once the threshold is met, also grant access to residency. To understand what qualifies and on what conditions, talk to an advisor — or explore active UAE deals.
FAQ
How much must you invest for Dubai's Golden Visa?At least AED 2 million (around USD 545,000) in property, on the value registered by the DLD. The threshold also applies by combining multiple properties registered to the same person, and mortgaged properties qualify with a compliant bank letter.
Can you get the Golden Visa with a mortgaged property?Yes. Mortgaged properties qualify, provided the total DLD value reaches AED 2 million and with a compliant bank NOC. No minimum paid percentage is required.
Can a foreigner buy property in Dubai without residency?Yes. In designated freehold areas a non-resident foreigner can buy full ownership with just a valid passport. You don't need a visa to buy; rather, it's the purchase that can grant access to a visa.
How much does buying in Dubai cost beyond the price?Budget for 7-9% in transaction costs: 4% DLD fee + AED 580, 2% agent commission + VAT, developer NOC AED 500-5,000, plus any mortgage costs.
What's the difference between the Golden Visa and the two-year investor visa?The Golden Visa lasts 10 renewable years and requires AED 2 million in property. The two-year investor visa lasts 2 years and, as of April 2026, no longer has a minimum property value for sole owners.