A property owner in Dubai can get residency in two ways: a two-year visa, which since 2026 has no minimum value for a sole owner, or a ten-year Golden Visa, for a property worth at least AED 2 million. Here is how they compare, according to the Dubai authorities.
In short
- A completed apartment in Dubai, at any price, can get you a two-year visa. With joint ownership, each owner's share must be at least AED 400,000.
- A property worth at least AED 2 million gets you a ten-year Golden Visa.
- The big practical difference: with the two-year visa, more than six months outside the UAE cancels your residency. With the Golden Visa, it doesn't.
The difference at a glance
| Two-year visa | Golden Visa | |
|---|---|---|
| Property value | No minimum for a sole owner. With joint ownership, at least AED 400,000 per owner | At least AED 2 million |
| Type of property | Completed property with a title deed | Property with a title deed. An off-plan property from an approved developer may qualify, according to the federal authority, ICP (see the Golden Visa guide) |
| Validity | Two years, renewable | Ten years, renewable |
| Time outside the UAE | More than six months in a row cancels the residency | You can stay outside for more than six months |
| Fees for the owner, per the Dubai Land Department (DLD) | About AED 10,200 | About AED 9,900 |
| Family members | Spouse and children for two years; parents for one year | Spouse, children and parents |
| Processing time, per DLD | 7 to 10 working days | 7 to 10 working days |
Two-year visa: who qualifies
- Sole owner: according to DLD, you can apply regardless of the property's value. Before 2026, the property had to be worth at least AED 750,000.
- Joint ownership: each owner's share must be worth at least AED 400,000.
- The property: a completed, habitable property with a title deed. An off-plan property does not qualify for this visa.
- Attendance: according to DLD, the applicant must attend in person, with no accompanying persons and no representative or power of attorney.
Documents for the two-year visa
According to DLD: passport, title deed, a personal photo, Emirates ID and current visa if you have them, and a good conduct certificate from Dubai Police. For family members you need an attested marriage certificate and attested birth certificates.
What it costs
According to DLD, the fee for the owner on the two-year visa is AED 10,212.50. Family members have separate fees, for example AED 7,382.25 for a spouse and AED 6,482.25 for a child under 18. For the Golden Visa, the owner's fees come to AED 9,884.75 (the breakdown is in the Golden Visa guide).
Six months outside the UAE
This is the difference that matters most if you don't live in Dubai. According to the Federal Authority for Identity and Citizenship (ICP), if you hold a residence visa other than a Golden Visa and stay outside the UAE for more than six months, your residency is cancelled. With a valid reason, you can apply to ICP for permission to return after 180 days abroad. Golden Visa holders are exempt from this rule as long as the visa is valid.
Which visa suits whom
- If you live abroad and visit Dubai now and then: a two-year visa can be cancelled after six months away. A Golden Visa keeps your residency even if you don't visit.
- If you are moving to Dubai: the two-year visa is enough as long as you live there, and the property doesn't have to be expensive.
- If you are buying off-plan: there is no title deed until handover, so the two-year visa isn't possible. A Golden Visa on an off-plan property is possible only under certain conditions, so check with the Dubai Land Department first.
Worth knowing
- The rules here are Dubai's. Other emirates have different rules and authorities.
- Residency in the UAE does not change your reporting obligations in your country of residence (see the FAQ on reporting).
- With residency, the terms for a mortgage and a bank account change (see the mortgage guide and the bank account guide).
From my own experience
I got a Golden Visa in 2025, through property. The steps that required me to be there took about two and a half weeks in Dubai (the details are in the Golden Visa guide).
Frequently asked questions
Can I get a two-year visa on an inexpensive apartment?
Yes. Since 2026, according to DLD, there is no minimum value for a sole owner. The apartment has to be completed, with a title deed.
Can I move from a two-year visa to a Golden Visa?
Yes. Once your properties are worth AED 2 million, you can apply for a Golden Visa under its conditions.
What happens to a two-year visa if I stay outside the UAE for more than six months?
After more than six months it is cancelled. With a valid reason you can apply to ICP for permission to return. This doesn't happen with a Golden Visa.
Sources
- Two-year visa, conditions, joint ownership, documents, fees, processing time and attendance: DLD, Investor Residence Application (Taskeen) (checked 07.10.2026).
- No minimum value, and AED 400,000 per owner with joint ownership: also confirmed by Erickson Immigration Group and Gulf Today.
- Completed property: GDRFA Dubai, Residence permit for the owner of a property and DLD Cube.
- Six months outside the UAE, and the Golden Visa exemption: ICP, Permit to stay outside the country for more than 6 months and Khaleej Times.
- Golden Visa: DLD, Golden Visa application - Investor, and the other sources in the Golden Visa guide.
This is general information, correct as of the update date. Conditions and fees can change, so check them on the DLD service pages before you start. It is not legal advice.
Not sure which visa suits you?
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