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Sep 15, 2025
Legal Guides
Dubai’s property market has been a magnet for investors from the US and UK, and a big part of the appeal lies in the UAE’s Golden Visa program. This program grants long-term residency permits — ten years and renewable — as long as investors meet specific requirements, primarily owning property valued at a minimum of AED 2 million. To put that in perspective, AED 2 million is roughly $545,000, a figure that has become a clear cutoff for buyers seeking residency benefits. Since the program’s launch, over 100,000 investors have obtained residency linked to real estate ownership, reflecting its growing popularity.
What Are the Property Requirements?
To qualify for the Golden Visa, your property must be in a freehold area of Dubai and meet or exceed that AED 2 million minimum value. The Dubai Land Department reports that nearly 70 percent of Golden Visa-linked property registrations fall within the AED 2 million to AED 5 million range, making this the core segment for residency seekers. This includes key locations like Downtown Dubai, Dubai Marina, and Dubai South, where property prices are often in this bracket.
Off-plan buyers now have a chance to apply for the visa once they have paid 20 percent of the property’s value, supported by a developer’s confirmation. This change has expanded eligibility and attracted more investors, with off-plan purchases accounting for approximately 60 percent of Golden Visa property transactions in 2024.
Financing and Equity Requirements
The UAE’s Golden Visa program allows investors to use financing to purchase qualifying properties. Data from 2024 shows around 35 percent of applicants used mortgages or financing. However, the key is equity: you must have at least AED 2 million in ownership equity in the property. This means if your property is worth AED 3 million but you’ve only paid AED 1.5 million so far, you would not yet qualify.
All ownership and payment details must be officially registered with the Dubai Land Department to be eligible for the visa.
The Joint Ownership Factor
Joint ownership is common, especially among families or business partners. The program’s rules require each co-owner to hold a minimum of AED 2 million to qualify for their own Golden Visa. Recent data suggests that 25 percent of joint ownership applications fail because one or more owners do not meet this requirement.
For example, in a property valued at AED 6 million split equally among three owners, each holding AED 2 million, all three can apply for residency. But if one owner’s share is below AED 2 million, they will not be eligible.
Applying for the Visa
Once your ownership is registered and you have your paperwork in order — including title deeds and medical fitness certificates — you submit your application. The UAE’s processing time ranges between six and eight weeks, significantly faster than many other residency-by-investment programs globally.
When approved, the Golden Visa is valid for ten years and renewable indefinitely as long as the property ownership remains intact. Emirates ID renewal is required every few years and can typically be handled with a short visit to Dubai.
Why Policy Stability Matters
The AED 2 million property value requirement has remained unchanged since the Golden Visa program began in 2019. This consistency gives investors and developers confidence. In fact, properties priced just above AED 2 million tend to be in higher demand and sell faster.
For instance, market data from late 2024 showed that apartments in Downtown Dubai priced between AED 2 million and AED 2.5 million sold on average 15 percent faster than those priced just below AED 2 million. This demonstrates a clear premium linked to Golden Visa eligibility.
Market Effects and Developer Trends
Developers have responded by launching more projects in the AED 2 million to AED 3 million price range. In 2025, this segment accounted for approximately 40 percent of new project launches in Dubai, designed specifically to attract Golden Visa investors.
Payment plans are structured to support staged payments aligned with the visa’s 20 percent down payment rule for off-plan properties, making it easier for investors to start their residency process early.
Why US and UK Buyers Are Drawn to Dubai
Compared to the US and UK, where property-related taxes can take a significant bite, Dubai offers a more favorable financial environment, with a lack of property and capital gains taxes.
The city also boasts world-class infrastructure, safety, and a multicultural environment. English is widely spoken, making integration easier for US and UK buyers. With over 1.5 million expats living in Dubai, the city feels familiar yet dynamic.
Family Sponsorship Makes a Difference
One of the Golden Visa’s biggest perks is the ability to sponsor family members. This allows investors to bring spouses, children, and dependent parents on the same visa. For many, this is an important factor when considering where to invest, especially for those seeking long-term stability for their families.
Conclusions
For US and UK buyers, the Golden Visa program is more than a residency perk. It influences the Dubai property market profoundly, setting a clear threshold at AED 2 million that shapes buying decisions and market dynamics. Understanding these ownership requirements, particularly around joint ownership and financing, is crucial to making the most of your investment.
With stable policies, a transparent application process, and strong developer support, Dubai remains a top destination for investors looking for both real estate opportunities and a long-term home in a global city.
