New Dubai Golden Visa rules: what has changed for investors?
Dubai eased the rules for a 10-year Golden Visa in January 2024. The minimum down payment has decreased from 50 to 20%, while investors have an opportunity to purchase property at any construction stage.
Learn about the current requirements for acquiring a Golden Visa in the UAE.
Author •Zlata Erlach
Head of the Austrian office
New Dubai Golden Visa rules: what has changed for investors?
The UAE Golden Visa has become more accessible to investors, with the minimum down payment in Dubai being reduced as of January 2024.
To qualify for a 10-year Golden Visa in the UAE, investors now pay only 20% of the property value as a down payment when purchasing on a mortgage instead of the previous 50%. The real estate must be worth at least AED 2 million.
Under the new regulations, investors can purchase a property at any stage of construction.
The new Golden Visa rules have been first reported by the Khaleej Times. However, the Dubai Land Department has not published any official documents yet.
The eligibility criteria for a 2-year visa have not changed. Investors buy real estate that costs AED 750,000 or more. In the case of a loan, the minimum down payment will be 50% of the property value.
Property investments in Dubai grow at an average rate of 55% annually, reaching $112 billion in 2023. Reducing the minimum down payment may boost investment even further, encouraging more investors to purchase real estate in the city.
Dubai’s real estate market had its best year in 2023, with property transactions reaching an all-time high of $173 billion. The number of property deals increased by 20% while their total value grew by 36% compared to 2022.
Examples of properties in UAE
UAE, Dubai
$2,002,000 — $5,600,000
Apartments and mansions in a new project from the luxury hotel chain The Ritz-Carlton
140 m² — 357 m²
1—3 
1—3 
UAE, Dubai
$330,000 — $2,255,000
Shared and full ownership of apartments in a premium hotel complex1—2 1—2 
UAE, Dubai
$2,341,000 — $3,785,000
Three-level townhouse with a swimming pool in a luxury residential project497 m² — 804 m²4—5 5—6 How to obtain the UAE Golden Visa under the new rules
Property purchase terms. A UAE residence permit is available for real estate purchase. The Golden Visa Program offers two types of visas:
for 2 years if the investment property costs AED 750,000;
for 10 years if the minimum investment is AED 2 million.
Investors buy property in the Freehold Zones. In both cases, the property can be purchased with a mortgage. The minimum down payment is 20% for a 10-year residence permit and 50% for a 2-year visa.
The current rules allow applicants for a 10-year Golden Visa to purchase real estate at any stage of construction. A 2-year visa can be obtained only for buying finished properties.
If an investment property for a 2-year visa is registered for spouses, its minimum value increases to AED 1 million.
The key requirements for applicants are the following:
be over 18 years old;
be able to prove the legality of the income;
have no criminal record;
have no socially dangerous diseases.
With a 10-year visa, an investor can bring family members to the UAE: a spouse, unmarried sons under 25, and unmarried daughters of any age. With a 2-year visa, only a spouse and children under 18 can be included in the application.
The UAE Golden Visa is typically issued in 2 months. After the necessary documents are submitted with an application, investors get a 6-month visa to come to the UAE. This allows foreigners to choose and buy property, pass a medical checkup and apply for a Golden Visa. The application consideration takes 5—7 days.
Living in the UAE has plenty of benefits, from high-quality healthcare and education to business opportunities and tax optimisation.
Golden Visa Programs with a real estate option
Foreigners can obtain a residence permit by purchasing real estate in Europe. The minimum investment requirement varies from €250,000 to 500,000.
Residency programs by property investment 
Citizenship for exceptional services by direct investment is available in Malta. To apply, investors buy or rent property and contribute €600,000 or more to the National Development and Social Fund.
Egypt and Turkey allow foreigners to obtain citizenship by investing in local properties at least $250,000 or $400,000, respectively.
Practical Guide
Will you obtain the UAE Golden Visa?
- Master the residency process
- Get expert tips and documents
- Estimate costs accurately
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