UAE Residency by Investment in 2026

The UAE offers a programme of getting UAE residency (a long-term visa) by investment. The UAE programme has its specifics, allows for investment options, and imposes certain criteria on eligible investors.

UAE Permanent Residency by Investment

In Dubai, individually owned property can qualify its owner for a two-year residence visa regardless of value; under joint ownership, the applicant’s share must be worth at least AED 400,000 (about $109,000). The investor and eligible family members may live in the UAE under residence visas.

A UAE residence visa may be extended an unlimited number of times: in fact, a foreigner may be a UAE resident all their life. However, A UAE residence visa may be extended only if the conditions of issuing it are still met, meaning that the real estate entitling to it has not been sold.

In April 2022, the UAE Cabinet simplified the long-term visa rules and reduced the real estate investment threshold for Golden visas.

UAE Property Investor Residence Visa

Starting from September 2022, a 10-year Golden visa UAE may be issued for acquisition of a real property worth at least 545,000 US dollars (2,000,000 UAE dirhams). The previous eligible investment threshold was about 1,360,000 US dollars (5,000,000 UAE dirhams) for a visa of just five years.

Advantages of the Programme

• The investor becomes a UAE resident and may stay permanently in the UAE. A residence visa may be extended an unlimited number of times while the investor owns the acquired real property.

• Holders of an ordinary two-year visa generally must not remain outside the UAE for more than six consecutive months; Golden Residence holders may stay abroad longer.

• An investor may sponsor a spouse, unmarried daughters and sons up to age 25; Golden Residence has broader rules for children.

• DLD’s indicative processing time after a complete application is 7–10 business days.

• A residence visa does not itself establish UAE tax residence, which is determined separately.

• The UAE residents may send their children to a public or private school, provide them with university education, and get access to public and private healthcare.

Investment Thresholds

• Two-year Dubai residence visa: DLD states no minimum value for individually owned property; for joint ownership, the applicant’s share must be at least AED 400,000.
• Ten-year Dubai Golden Visa: one or more properties with a combined purchase value of at least AED 2 million (approx. $545,000); a mortgage can qualify if the bank confirms AED 2 million paid.

Documents for Investor Residence Visa in the UAE

1. A valid foreign travel passport, its copy, copies of the previously issued visas.
2. A title certificate to the acquired property obtained from the Dubai Land Department (DLD).
3. Biometric photo and fingerprints made in a public GDRFA or Amer centre in Dubai.
4. A good conduct certificate from the UAE police.
5. A medical certificate certifying the applicant is free from serious infectious diseases (HIV blood test and TB chest X-ray) obtained from a certified medical centre in the UAE.
6. Medical insurance for all the family members.
7. A bank statement proving income (for sponsors taking their family to the UAE).
8. Apostilled and legalised marriage certificate and birth certificate (-es) for a child (children).
9. Emirates ID, if any.

Eligibility Requirements for Investor

• Hold registered title to property in Dubai;
• For joint ownership, hold a share worth at least AED 400,000 (about $109,000);
• Provide a passport, electronic title deed, photograph and Good Conduct Certificate, and complete a medical examination;
• Attend the DLD application in person.