AED 2M Dubai homes still unlock 10-year Golden Visa

As Spain, Portugal and Ireland shut down property-based residency routes, Dubai remains one of the few major markets where a home can still secure a long-term visa. Black Privé says AED 2 million in qualifying Dubai property can still open a 10-year renewable Golden Visa for buyers and their immediate families.

Why it matters: - Dubai has become a rare holdout for property-linked residency at a time when several European routes have closed. - For buyers, AED 2 million in qualifying Dubai property can still unlock a 10-year renewable residence permit. - The route matters most for wealthy families seeking a long-term base without giving up mobility.

What happened: - Black Privé published an analysis saying Dubai remains one of the few major markets where property ownership still brings residency. - Spain abolished its golden visa on 3 April 2025. - Portugal removed real estate as a qualifying route in October 2023. - Ireland closed its Immigrant Investor Programme in February 2023. - The UAE Golden Visa is issued by the Federal Authority for Identity, Citizenship, Customs and Port Security.

The details: - A property worth AED 2 million or more qualifies its owner for a 10-year renewable Golden Visa. - The qualifying property must be registered with the Dubai Land Department. - The visa is attached to that ownership. - Renewal depends on the owner continuing to hold qualifying property. - The holder can sponsor immediate family as dependants. - Off-plan property can qualify once registered, subject to current criteria. - Mortgaged property can also qualify once registered, subject to current criteria. - Dubai imposes no personal income tax on residents. - Dubai imposes no capital gains tax on residents. - Buyers still face taxes and fees around a purchase. - A 5 percent VAT applies to fees around a purchase. - A 5 percent municipality housing fee is billed through the utility account. - A 9 percent corporate tax applies when a property is held through a company or let short-term under a licence. - Qualifying homes are spread across freehold communities including Palm Jumeirah, Emirates Hills, Downtown and Dubai Hills. - The Dubai Land Department recorded more than 270,000 property transactions worth AED 917 billion in 2025. - Knight Frank counted 500 sales above USD 10 million in Dubai in 2025, the most of any city in the world.

Between the lines: - The closing of Europe’s property-for-residency programs has made the Dubai route more competitive by comparison. - Black Privé’s lead property analyst Alexander Thornbury said the key distinction is residency, not citizenship. - Thornbury said no property at any price buys an Emirati passport. - Dubai’s tax profile remains a major draw, even though the market is not tax-free.

What's next: - Buyers weighing a European base against Dubai are likely to keep comparing residency access as a central decision point. - Dubai’s Golden Visa route should remain available as long as the AED 2 million property threshold and registration rules stay in place. - Black Privé says its Dubai coverage includes ownership rules, tax, residency and curated listings, with editorial revised quarterly.

The bottom line: - Europe is closing the door on property-linked visas, while Dubai still offers one of the last major real estate routes to long-term residency.