UAE golden visa through property investment
In short
Ten-year UAE residency when you buy property from AED 2,000,000, about USD 545,000. Processing takes from three to six weeks, there is no stay requirement, and the visa extends to your spouse, children and parents
Requirements current as of 2 October 2026
Exact requirements are confirmed during a consultation. This information is for reference only and is not an offer.
Program requirements
| Investment threshold | from AED 2,000,000, about USD 545,000 |
|---|---|
| Validity | 10 years, renewable |
| Processing time | from 3 to 6 weeks |
| Stay requirement | none, the visa is not cancelled after a long absence |
| Family | spouse, children of any age, parents |
| Type of ownership | ready or off-plan property in freehold areas, mortgages allowed |
| Path to a passport | none |
Availability by applicant citizenship
Russia
Available
No citizenship restrictions, standard source of funds check
Belarus
Available
No citizenship restrictions
Kazakhstan
Available
No citizenship restrictions
Uzbekistan
Available
No citizenship restrictions
Pros
- No stay requirement, you keep the status while living in another country
- Processing takes weeks, not months
- You keep the property and it earns rental income
- Residency gives access to UAE bank accounts
Cons
- Higher entry threshold than most European programs
- This route does not lead to citizenship
- Tax residency is not automatic and has to be obtained separately
- Property upkeep and service charges add annual costs
Common reasons for refusal
- Property outside a freehold area, or off-plan and not fully paid
- Contract value below the threshold after conversion to dirhams
- Outstanding mortgage obligations in the UAE
- Source of funds does not match the documents submitted to the bank
FAQ
Can I buy several properties to reach the threshold?
Yes, the threshold is based on the combined value of properties registered to one applicant. Each property must be in a freehold area and registered with the emirate's land department
Do I need to live in the UAE to keep the golden visa?
No. Unlike a standard residence visa, the golden visa is not cancelled if you stay outside the country for more than six months
Does the golden visa give UAE tax residency?
No, these are separate statuses. The tax residency certificate is issued separately and requires either 183 days in the country, or 90 days if you have a home and your center of interests in the UAE
Are there citizenship restrictions in 2026?
No. The program has no restrictions based on the applicant's citizenship. Screening focuses on the source of funds, not the passport
Other programs in the UAE
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