Buying a property in the UAE is more than just an investment—it can also provide a pathway to long-term residency. While it might seem straightforward, the reality is a bit more nuanced. There are rules, thresholds, and important details that make all the difference. Whether you’re just starting your research or ready to take the plunge, here’s a guide to help you understand what actually works—and what doesn’t—when it comes to securing residency through real estate.
The Idea Behind Property-Powered Residency
In the UAE, owning the right kind of property (and enough of it) can qualify you for a 10-year Golden Visa. This isn’t a short-term arrangement—it’s a full residency package, allowing you to live, work, sponsor family, open bank accounts, and enjoy the stability that comes with long-term status.
But it’s not a free-for-all. The authorities have structured the program to ensure that the investments are tangible and substantial. So, while the concept is appealing, you’re going to need clarity—and that’s exactly what this guide delivers.
Straightforward Eligibility: The AED 2 Million Rule
Let’s start with the headline: your property (or combined properties) needs to be worth at least AED 2 million. That’s not a negotiable figure. It’s the baseline.
What counts is what the land department records as the official value—not what you paid or what appears online. And it’s not limited to a single unit; you can buy multiple properties, so long as their combined value hits that mark.
Equity Matters: Mortgages Are Allowed—Even With Just 20% Down
Yes, you can still qualify for the UAE Golden Visa even if you haven’t paid off the full property. What really matters is the property’s value—and that it meets the AED 2 million threshold. The government now allows investors to finance up to 80% of the purchase, as long as the property is in your name and the minimum 20% down payment has been made.
So, for example, if you purchase a property for AED 2 million and only pay AED 400,000 upfront while financing the rest through a UAE-licensed mortgage—you’re still eligible. You’ll just need to provide documents showing the property value and proof of your paid portion (usually through a mortgage NOC or bank letter).
Gone are the days when you needed to pay 50% or more out of pocket. As long as your total investment adds up to AED 2 million in a qualifying property, and your name is on the title deed, you’re on the right track.
You Must Own It—Freehold Only
Any property qualifying for the Golden Visa must be freehold. That means your name must be on the title deed, granting 100% ownership rights. No allowances for leasehold, restricted zones, or ambiguous developer contracts.
If you’re unsure whether a property is freehold, pause before you purchase. Ask the developer, speak to a legal advisor, or check directly with the land department.
Or better yet—consult with us at Golden Visa UAE. We’ll help you confirm eligibility before you commit to anything, so you avoid costly mistakes and get on the right track from day one.
Off-Plan Properties Can Work—With Conditions
Many investors love the idea of off-plan properties (buying before construction finishes), and it can work—but with strict caveats. The project must be at least halfway complete, or you must have paid 50% of the purchase price, or you’ve lodged a bank guarantee.
Just buying an apartment on paper won’t suffice. If you walk into a developer’s office and see a 3D rendering, that’s not enough. You need concrete (literally) evidence of either paid money or project progress.
Residential Real Estate Only—No Commercial Catch-Alls
This is important. Only residential properties qualify—apartments, villas, townhouses, or residential plots. Even a high-value commercial unit (like an office or retail space) won’t count.
If a commercial property is what you’re after, you’ll need to explore visa options under business setup or entrepreneur tracks—not the real estate investment route.
Selling the Property: What Happens to the Visa?
Selling your property doesn’t immediately cancel your Golden Visa—but there’s a catch.
Once you sell, you typically get a grace period of about one month to reinvest in another qualifying property. If you don’t replace it within that time, your visa may be revoked—even if it still has years left on it.
This applies across most emirates, including Dubai and Abu Dhabi. So if you’re planning to sell, it’s smart to have your next investment lined up in advance.
Still not sure how long your visa is valid or what could affect it? You can check out our full breakdown here: Here’s a quick breakdown of how long the UAE Golden Visa lasts.
Or feel free to talk to our team at Golden Visa UAE. We’ll walk you through your options before you make a move.
Can You Live in the Property or Rent It Out?
You’re free to do either. There’s no rule requiring you to occupy the property. Many people invest and rent out the unit for income while retaining residency. Live in it yourself, rent it out full-time, or treat it as a holiday base—it doesn’t impact your visa eligibility.
Can You Buy with a Spouse or Partner?
Yes—joint ownership is permitted. Multiple buyers can co-own the property and apply, provided your combined share meets AED 2 million. Just make sure the legal framework supports joint ownership, and the title deed reflects it.
Where Should You Buy?
Not every corner of the UAE qualifies. Freehold zones are key. The most reliable areas include:
In Dubai
- Dubai Marina: High rental demand, expat favorite
- Downtown Dubai: Premium location, capital appreciation
- Palm Jumeirah: Iconic lifestyle, long-term value
- Dubai Hills Estate: Modern community living family focus
- Jumeirah Village Circle (JVC): Budget-friendly, good rental yield
In Abu Dhabi
- Saadiyat Island: Cultural district, upscale brokering
- Yas Island: Family-friendly infrastructure, steady demand
- Al Reem Island: Central and steadily appreciating
These locations provide not just visa eligibility, but also sensible investment resilience and lifestyle advantages.
Smart Steps Before You Commit
- Validate the title deed—that’s your golden ticket. No deed, no visa.
- Verify the land department valuation—don’t rely on listing prices.
- Check developer reputation—especially for off-plan projects.
- Confirm zone eligibility—just being in Dubai isn’t enough.
- Get visa pre-clearance—some authorities offer conditional pre-approval.
A small error here can delay or derail your plans.
FAQ Snapshot
1. Can I combine multiple properties to reach AED 2 million?
Yes. You can combine the value of more than one residential property to meet the AED 2 million requirement, as long as all of them are under your name and located in eligible areas.
2. Do I need to live in the property to get the visa?
No. You don’t have to live in the property. You’re free to rent it out or keep it vacant—it won’t affect your visa.
3. Can I use a mortgage to buy the property?
Yes. You can still qualify for the Golden Visa even if the property is financed through a mortgage, as long as the total property value is at least AED 2 million and it’s purchased through a UAE-approved bank.
4. When can I apply for the Golden Visa after buying property?
As soon as the property is registered in your name (with the title deed), and it meets the AED 2 million requirement, you can apply.
5. What if I sell th e property after getting the visa?
If you sell the property, the visa won’t be canceled right away. But you’ll need to buy another qualifying property within about one month to keep your visa active. If you don’t, the visa may be canceled—even if it hasn’t expired yet.
Your Next Steps
Buying property to secure a Golden Visa isn’t just a financial move—it’s a legal and strategic one. It requires clear documentation, sharp thresholds, and smart zone selection. Walk into it properly informed, with the right advisors behind you, and it can be a streamlined route to residency.
At Golden Visa UAE, we’ve seen it all—off-plan buyers unsure about visa rules, investors caught off guard by fine print, families trying to figure out which zone actually qualifies…
That’s exactly why we do what we do.
We’ve helped thousands of people—just like you—go from “Where do I start?” to holding a 10-year Golden Visa in hand. From scouting the right properties to managing paperwork and pushing your application across the finish line, we take care of the details most people overlook.
Because honestly? Getting residency through property isn’t rocket science… but it’s not something you want to guess your way through either.
If you’re thinking about making this move, or even just exploring whether it makes sense for you—let’s talk.
Book a free consultation. No pressure. No sales script. Just straight answers and a clear path forward.We’ll handle the complexity so you can focus on what really matters: making the most of your opportunity in the UAE.
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