Golden visa vs investor visa: what's new for foreign buyers in Dubai

One of the main draws of real estate investment in Dubai remains the possibility, under certain conditions, of obtaining a residency visa linked to a property purchase. Several recent changes have eased and simplified these schemes, further strengthening the destination's appeal for an international clientele.

The ten-year golden visa remains the most sought-after route for investors with a substantial budget: a property investment from AED 2 million (including properties under construction and properties bought with a mortgage) qualifies, with no obligation to physically reside in the country beyond a certain period of absence.

For smaller entry tickets, the two-year investor visa has also evolved: the authorities have eased the minimum property value threshold for sole owners, while setting a floor amount for properties held jointly by several investors. This change opens the path to residency to a wider range of buyers, including on more moderately priced properties, provided ownership is clearly registered in their name.

A five-year retirement visa also exists, for buyers aged 55 and over, subject to proof of a fully paid property or sufficient income/savings.

Another notable development: the authorities have moved to bring civil status services and the land department closer together, with the aim of simplifying and speeding up residency procedures linked to a property purchase. Some major developers have also set up dedicated desks, directly within their sales offices, to support eligible buyers with their visa procedures.

These regulatory changes reinforce an already well-established fact: in Dubai, real estate investment is not limited to a wealth-building placement — it can also be a gateway to resident status, within a tax framework that otherwise remains very favourable. I am available to review your eligibility based on the type of property you are considering and your personal situation.