Residence permits in the UAE through property purchase in 2026: Dubai’s ‘golden visa’ when buying a flat

April 2026 saw changes not only to the threshold but also to the procedure itself. From 16 April, all three types of property visas for Dubai are processed via a single portal run by the immigration service, to which property details are automatically uploaded from the register. Even earlier, in February, the requirement to pay off half the cost of a flat via a mortgage was abolished for the ‘golden visa’. The threshold is now calculated based on the Land Department’s valuation, rather than on the amount paid.

In this article, we break down the three current programmes, their conditions, required documents, costs and step-by-step application process; we also look separately at which new-build properties qualify for a visa and at what stage of construction. The figures and rules are as at September 2026, based on data from the Land Department and the Dubai Immigration Authority. The rules are subject to change, and the sources differ on certain points: these areas are highlighted in the text. Before applying, it is advisable to check the conditions on the official portal or with a lawyer in the UAE.

Three programmes: which to choose

There are three types of residence permits in Dubai that are issued to property owners. They differ in terms of the minimum property value, duration, property requirements and rights. The choice is almost always determined by the property’s value as assessed by the Land Department, rather than the buyer’s preference. Comparison as at September 2026:

Condition	2-year owner’s visa	5-year retirement visa	10-year ‘Golden Visa’
Minimum investment	No minimum for a sole owner; from 400,000 dirhams per share in the case of joint ownership	From 1 million dirhams	From 2 million dirhams, as assessed by the DLD
Age	Any adult	55 years or older	Any adult
Ready-to-move-in property	Only completed properties with a certificate	Only completed properties	Completed and under construction by approved developers
Mortgage	Permitted with a letter from the bank; according to most sources, a deposit of at least 50% is required	Permitted provided 1 million dirhams has been paid	Permitted subject to valuation, with no requirement for a down payment
Family	Spouse and children	Spouse and children	Spouse, children of any age, parents, domestic staff
Absence from the country	As a general rule, no longer than 6 consecutive months; sources differ	No longer than 6 consecutive months	No restrictions
Renewal	Every 2 years, provided ownership is maintained	Every 5 years, provided the conditions remain unchanged	Every 10 years, provided ownership is retained

Two-year property owner’s visa: rules after April 2026

This is the basic property visa, and it has changed the most. Until April 2026, a flat costing at least 750,000 dirhams was required. Now, a sole owner of a completed flat in Dubai’s freehold zone can apply regardless of the property’s value. In the case of joint ownership, each applicant must hold a share worth at least 400,000 dirhams, whilst spouses may combine their shares. The 400,000 dirham threshold has been introduced to prevent a single flat from being split into ten shares for the sake of obtaining ten visas.

The other conditions remain unchanged. The property must be completed, registered with the DLD and have a title deed. Properties under construction with temporary Oqood registration are not eligible until the building is handed over. The flat must be located in Dubai’s freehold zone: properties in other emirates and in the DIFC financial centre are not accepted for this visa. Important to note:

• Mortgages. A mortgaged flat is acceptable provided the bank issues a letter stating it has no objections. Most sources still cite the condition that ‘at least 50 per cent of the value must have been paid’, whilst some report that the requirement has been relaxed following the removal of the threshold. Please check the requirements on the date of application.
• Instalment plan from the developer. A statement from the developer confirming the amount paid is accepted, but the property itself must have been handed over.
• Employment. The visa entitles the holder to live in the country, open bank accounts and sponsor family members. A separate permit from the employer is required for salaried employment; a licence is required for business activities.
• Application. The applicant must attend in person; representatives and intermediaries are not permitted. Processing takes 7–10 working days.

The ‘Golden Visa’ for 2 million: what changed in February 2026

The ‘Golden Visa’ is the most sought-after option among property buyers, and in 2026 it became more accessible. Prior to February, the owner of a mortgaged flat was required to pay off at least half the value or 1 million dirhams. From February 2026, the only requirement is that the property’s value, as assessed by the Land Department, must be at least 2 million dirhams; the repayment schedule and outstanding balance are irrelevant. A letter from the bank confirming no objections is required.

The threshold is based on the valuation, not the price stated in the contract. A flat purchased for 1.8 million and valued at 2.1 million is eligible. A flat purchased for 2.1 million and valued at 1.9 million does not qualify. An owner who bought a property for less than 2 million several years ago may commission a valuation from the DLD or an accredited valuer and submit an application based on the current value. What else you need to know:

• Several properties can be combined to meet the threshold, provided they are all in freehold areas and registered in the name of a single applicant. Two flats worth 1 million each qualify for a visa.
• Properties under construction are eligible provided the developer is RERA-approved and the contract value is at least 2 million. Sources differ on the required payment: some state that an Oqood registration for 2 million is sufficient, whilst others require 2 million to have been paid. Please check before booking.
• Joint ownership. The applicant’s share is taken into account. Spouses may combine their shares upon presentation of a marriage certificate.
• Rights. Ten years, renewable, with no restrictions on staying abroad, no requirement for an employer, with the right to work and run a business, and sponsorship for a spouse, children of any age, parents and domestic staff.
• Application. The applicant must be in the UAE at the time of application.

Retirement visa from age 55

The five-year retirement visa is the least well-known of the three options, and for buyers aged 55 or over with a flat costing less than 2 million, it is often more advantageous than the two-year visa. The threshold is 1 million dirhams in ready-built property, or 1 million in savings in a UAE bank, or an income of at least 20,000 dirhams per month (for applicants in Dubai – at least 15,000). Dubai allows a combination of property and savings totalling up to 1 million.

The property requirements are stricter than those for the ‘golden visa’. The flat must be ready for occupation. If a mortgage is taken out, the amount paid must reach 1 million, and the bank must issue a letter to the immigration authorities confirming that this money will not be released for three years. The visa holder may not remain outside the UAE for more than six consecutive months. They may not be employed, but they may manage investments, receive rental income and hold shares in a business.

What a property visa does not provide

A property visa is often marketed as a ‘second passport’, which creates false expectations. None of the three programmes leads to citizenship: UAE citizenship is granted at the discretion of the authorities, not based on the amount invested. What else you should understand before buying:

• Tax residency is not granted automatically. To obtain a certificate of UAE tax residency, you must spend at least 183 days a year in the country or meet other criteria. The visa itself does not alter your tax status.
• The visa is tied to the property. If the flat is sold, the visa will be cancelled unless the owner has another suitable property.
• Health insurance is compulsory for the entire duration of the visa and is not included in the visa fee.
• For a two-year visa, the general rule of six months’ absence from the country applies. Some sources claim that this rule does not apply to owner visas, but there is no official confirmation of this. Plan to enter the country once every six months until the rule is officially confirmed otherwise.

Documents

The set of documents required for the three programmes is almost identical; the differences lie in the property requirements and the documents provided by the bank. From April 2026, property details will be uploaded to the portal from the DLD register, but you will still need to have the title deed to hand. The main cause of delays is a discrepancy in the spelling of the name between the passport and the title deed – even a single letter can make a difference. Check this before you buy, not afterwards. What to prepare:

• Applicant. A passport valid for at least six months, a colour photograph meeting the requirements of the immigration authorities, an Emirates ID if available, and a valid visa or entry status.
• Property. Title deed or its electronic version; for a ‘golden visa’ on a new-build property – Oqood; if necessary, a certificate confirming the property’s status and a DLD valuation.
• Bank. A letter confirming no objections and a mortgage statement if the flat is mortgaged; for a pension visa – a letter confirming the amount and a three-year lock-in period.
• Family. Marriage certificate if the property is jointly owned by spouses; birth certificates of children to be sponsored; for sons over 18 years of age – a certificate of enrolment at an educational institution.
• Health and background checks. Medical examination in the UAE, insurance policy, certificate of no criminal record from the Dubai Police (approximately 220 dirhams).

For applicants from Russia, there is an additional step. Russian marriage and birth certificates must be legalised for the immigration authorities: the UAE is not a signatory to the Hague Convention, so an apostille is not valid. The document undergoes consular legalisation, followed by certification by the UAE Ministry of Foreign Affairs and translation into Arabic by a sworn translator. This takes two to four weeks, and it is best to complete this process before departure.

Processing costs

The price of the flat is an investment that remains with the owner. Visa costs comprise one-off government fees and mandatory services. A two-year owner’s visa costs the main applicant approximately 10,200–10,500 dirhams, whilst a ‘golden’ visa costs approximately 9,900 dirhams in government fees. An indicative breakdown for September 2026:

Item	2-year visa	10-year ‘golden visa’
Government visa fee, including medical examination and Emirates ID	Approximately 10,200–10,550 dirhams	Approximately 9,900 dirhams
DLD property status certificate	100–500 dirhams	100–500 dirhams
DLD valuation, if required	At the DLD rate	At DLD rates
Certificate of no criminal record	Approximately 220 dirhams	Around 220 dirhams
Annual health insurance	From several hundred to several thousand dirhams, depending on age	The same
Legalisation of foreign documents	150–300 dirhams per document plus translation	Same
Spouse’s visa	Around 7,400 dirhams	At the rate for dependants
Fast-track processing	Not available	1,000–2,000 dirhams, processed within 10 working days

Some sources quote a total cost of 6,700 dirhams for the ‘golden visa’, including a medical examination and insurance. The difference is due to what is included in the calculation. Allow for 10,000–12,000 dirhams for the main applicant, including insurance and medical certificates.

Step-by-step application process

From 16 April 2026, all three property visas in Dubai will be processed via the Immigration Service’s single digital portal, which receives property details directly from the DLD. Previously, applicants had to go back and forth between two departments, and the process took three to six weeks. Now, provided the documentation is in order, the immigration service states that processing takes up to five working days. The steps are as follows:

• Check the property before the transaction. Ensure that the property is located in a freehold area of Dubai, that it is either completed or eligible for a ‘Golden Visa’ as a property under construction, and that its value, as assessed by the DLD, meets the required threshold. If the price is close to the threshold, arrange for a valuation in advance.
• Register on the portal. Create an account on the Dubai Immigration Service portal, which consolidates applications for the owner’s visa, the retirement visa and the ‘Golden Visa’. One login, one set of documents, one payment.
• Uploading documents. Passport, photograph, title deed or Oqood, bank letter (if there is a mortgage), family documents. The system retrieves property details from the register automatically.
• Payment of fees via the portal. Once payment has been made, the system automatically books an appointment for biometric data collection.
• Biometrics and medical examination. The only in-person stage: submitting fingerprints at the Dubai Land and Labour Department (DLD) centre and undergoing a medical examination. For a two-year visa, the applicant must be present in person at all stages at the DLD centre.
• Approval and Emirates ID. Once approved, an electronic visa and an Emirates ID card are issued. A paper stamp is no longer affixed to the passport.

Applicants for the ‘Golden Visa’ must be in the UAE at the time of application. If they entered on a tourist visa, their status is changed whilst in the country without them having to leave.

Processing times

Processing times depend on the completeness of the application package and whether any foreign documents require legalisation. As a guide:

• A two-year visa for the holder. 7–10 working days from submission of the complete application.
• ‘Golden Visa’. Up to five working days for processing with a complete application; two to four weeks for the entire process, including document preparation, medical examination and card issuance. Expedited processing reduces the cycle to 10 working days.
• Pension visa. Two to four weeks for approval, followed by 5–10 working days for the medical examination and Emirates ID.
• Legalisation of foreign documents adds two to four weeks if not done in advance.
• The visa’s validity period is calculated from the date of issue, not from the date of purchase of the flat or entry into the country.

New-build properties: which options lead to a visa

Buyers of new-build properties most often make mistakes precisely regarding visa issues. The developer states ‘visa upon purchase’, the buyer makes a deposit and then discovers that an application can only be submitted after the property has been handed over. The visa is issued by the state upon registration with the DLD, not by the developer upon signing the contract. Below are five practical scenarios involving new-build properties where a visa is actually granted:

Scenario	What type of visa	When can you apply
A completed flat of any value, sole owner	For 2 years	Immediately after registration of the title deed
A flat under construction due for completion within the next 12 months	For 2 years	After the building is completed and the title deed is issued
An off-plan flat costing 2 million dirhams or more from an approved developer	‘Gold’ for 10 years	Following Oqood registration, with a discrepancy based on the proportion paid
Two flats under construction totalling from 2 million	‘Gold’ for 10 years	Following registration of both in the name of a single owner
A completed flat from 2 million on a mortgage	‘Golden’ for 10 years	Immediately after registration, with a letter from the bank

The difference between the scenarios lies in the waiting time and the risk. A ready-to-move-in flat secures a visa in two weeks. A new-build due for completion in 2028 will provide a two-year visa in 2028, whilst the ‘Golden Visa’ will be granted earlier if the price is right. What to clarify with the developer before booking:

• Project registration with the DLD and RERA approval of the developer. Without this, the property under construction is not eligible for a ‘golden visa’.
• The price stated in the contract and on Oqood. The threshold is calculated based on the registered value of the flat, excluding furniture, parking and discounts, which are documented separately.
• Planned completion date and acceptable delay. For a two-year visa, this is the date before which the application will not be accepted.
• Payment schedule. If a ‘golden visa’ for a new-build property requires 2 million to have been paid, an 80/20 payment plan will reach this amount sooner than a 50/50 plan.
• Registration in the name of a single owner. Two flats registered to different family members do not count towards the threshold.

Where to look for new-build properties for each type of visa

The visa threshold is determined by your budget, and your budget is determined by the area. Following the abolition of the minimum requirement for a two-year visa, any ready-to-move-in studio flat is now eligible, and the choice has shifted towards the balance between price and return on investment. For a ‘golden visa’, you need a property costing 2 million or more, and here it is more important that the DLD valuation does not fall below the purchase price. The average price per square metre across Dubai in the summer of 2026 is around 19,000–21,000 dirhams, with a fivefold variation between districts. Where to look:

• For a two-year visa with a budget of 500,000–900,000 dirhams. Off-plan studios and one-bedroom flats in JVC, Arjan, Dubai Sports City, Dubai Silicon Oasis and Dubai South, as well as developments due for handover in 2026–2027 in the same areas. Gross yield of 7–9 per cent.
• For a ‘golden visa’ with a budget of 2–3 million. One- and two-bedroom flats in Business Bay, Dubai Creek Harbour, on the Dubai Islands and in Dubai Marina, where the price per square metre is 22,000–28,000. Here, the valuation usually matches the price because the market is deep.
• For a ‘Golden Visa’ from two properties. Two flats costing 1–1.2 million each in popular areas meet the threshold and provide two rental units instead of one.
• For a retirement visa, with a budget of 1 million or more. Ready-to-move-in two-bedroom flats in Dubai Hills Estate, Arabian Ranches, Mirdif and Dubai Creek Harbour, where the infrastructure is designed for permanent residence.

Family: who can be sponsored

All three visas allow you to bring your family, but the scope of sponsorship varies. The two-year property owner’s visa and the retirement visa entitle the holder to sponsor a spouse and children: sons up to the age of 25, provided they are in full-time education, and daughters of any age, provided they are unmarried. The ‘Golden Visa’ also covers parents and domestic staff, as well as children of any age. Each dependant is processed separately, with their own fee, medical examination and Emirates ID. A spouse’s visa under the two-year programme costs around 7,400 dirhams. Marriage and birth certificates must be legalised and translated for this purpose.

Renewal, sale and cancellation

The visa remains valid for as long as the owner retains ownership of the property and meets the conditions. Renewal follows the same rules as the initial application, with new fees and a medical examination. If the flat is sold, the visa is cancelled unless the owner has another property that qualifies under the scheme. It is advisable to plan for a replacement before the sale: between the sale and the new purchase, the status is lost, and with it the family’s visas. For the ‘golden visa’, the valuation is checked at the time of application; a reduction in value after the visa has been issued does not invalidate it. In the event of a prolonged absence from the country, two-year and pension visas are at risk of cancellation under the general six-month rule, whereas the ‘golden visa’ is not.

Mistakes that delay a visa

Most refusals and delays are not related to money, but to the preparation of the application. The most common are:

• Applying for a two-year visa based on a flat under construction. Oqood is not accepted; a certificate is required once the building has been completed.
• A price figure instead of a valuation. A flat priced at 2.05 million with a DLD valuation of 1.95 million is not eligible for a ‘golden visa’. If the price is close to the valuation, a valuation must be commissioned before submission.
• The name on the certificate does not match the passport. This is the most common reason for documents being returned. This is checked when the transaction is registered.
• The property is outside the freehold zone or in the DIFC. It is not eligible for an owner’s visa.
• Shares of less than 400,000 in joint ownership. A co-owner with a share of 350,000 will not receive a visa, even if the flat is expensive.
• Applying for a ‘golden visa’ from abroad. The applicant must be in the UAE.
• Family documents that have not been legalised. A marriage certificate with an apostille is not valid in the UAE; consular legalisation is required.

Frequently Asked Questions

What is the minimum purchase price required to obtain a residence permit in Dubai in 2026?

For a sole owner of a ready-to-move-in flat, there is no minimum requirement from 29 April 2026: any purchase price is acceptable. In the case of joint ownership, each applicant must hold a share worth at least 400,000 dirhams. The ‘Golden Visa’ requires a property valued at 2 million dirhams or more according to the DLD, whilst the pension visa requires a property valued at 1 million dirhams or more.

Does a new-build property qualify for a visa before the building is completed?

Not for the two-year or pension visas – you’ll need a certificate of ownership after completion. For the ‘Golden Visa’ – yes, provided the developer is approved and the property is valued at 2 million or more, though sources differ on the paid-up share required.

Is it possible to obtain a visa for a flat that is subject to a mortgage?

Yes, under all three programmes, provided you have a letter from the bank. For the ‘golden visa’, from February 2026, a valuation of at least 2 million will suffice, with no requirement regarding the proportion paid. For the two-year visa, most sources state a 50 per cent payment requirement; for the pension visa, a paid-up amount of 1 million is required.

How long does the application process take?

A two-year visa takes 7–10 working days after submitting a complete application. A ‘Golden Visa’ takes up to five working days for consideration and two to four weeks for the entire process. Legalisation of Russian documents adds two to four weeks if not done in advance.

Do you need to live in the UAE to retain your visa?

The ‘Golden Visa’ does not require a minimum stay. The pensioner’s visa is cancelled if the holder is absent for more than six consecutive months. For the two-year owner’s visa, the general rule is six months, although some sources claim the opposite – plan to enter the country once every six months.

Can you work on an owner’s visa?

With a two-year visa, you need a separate work permit from your employer; running a business is possible with a licence. The retirement visa does not permit employment. The ‘Golden’ visa entitles you to work and run a business without additional permits.

Key points to remember

• The 750,000 threshold has been abolished. From 29 April 2026, a sole owner of a completed flat of any value will receive a two-year visa; in the case of joint ownership, the threshold is 400,000 per share.
• The ‘Golden Visa’ is calculated based on a valuation. 2 million according to the DLD valuation; from February 2026, this will include flats with a mortgage, with no requirement for a paid-up share.
• A new-build property grants a visa upon handover. In addition to the ‘golden’ visa from 2 million from an approved developer, where sources differ regarding the proportion paid.
• One portal from April 2026. All three visas are processed through the Dubai Immigration Service; a complete application is processed within five working days.
• Costs: 10,000–12,000 dirhams for the main applicant including insurance, and around 7,400 for a spouse.
• Legalisation must be completed before departure. The Apostille is not valid in the UAE; Russian documents must undergo consular legalisation.

The visa application process begins with proof of ownership

We select properties tailored to the specific visa category: ready-to-move-in flats for the two-year programme following the removal of the threshold; properties valued at 2 million or more by the DLD for the ‘golden visa’; packages comprising two flats; and new-build properties from approved developers, with an estimated date for when the application will be accepted. Before booking, we check the project’s registration, the freehold status and that the name matches the documents; and if the price is close to the threshold, we arrange for a valuation in advance.

Take a look at our offers in the UAE and submit an enquiry: we’ll select options to suit your visa requirements and budget, show you at which stage each property becomes eligible for application, and calculate the full processing costs for the whole family.