Residency Through Property in Dubai: 2-Year or 10-Year (2026)

Quick answer

Buying property in Dubai can lead to residency, but through two different routes with different tests. The 2-year investor residence is linked to owning property in Dubai and is processed by the Dubai Land Department. The 10-year Golden Residency needs property worth at least AED 2 million in total. Neither is automatic: a title deed or a reservation does not issue a visa, the authority decides, and the rules can change.

Last updated: 13 November 2026. Property figures come from the Golden Hills catalogue on that date.

The two routes side by side

The 2-year investor residence

The Dubai Land Department's Taskeen service lets a property owner in Dubai apply for a two-year residence permit, with spouse and children sponsored under the owner's file. The service lists a sole owner as eligible regardless of the property value. A co-owner qualifies if their share is worth at least AED 400,000.

Expect to attend in person with your passport, an electronic copy of the title deed, a photograph and a good conduct certificate, and to take a medical examination. The service lists 7 to 10 business days for completion and a fee of about AED 10,200 for the investor visa. Fees and steps change, so check the service page before you apply.

The 10-year Golden Residency by property

The Golden route asks for more. You can own one property or several, as long as their total value reaches AED 2 million. Completed property must be fully registered in your name, and financing is acceptable when the loan comes from an approved local bank. For off-plan, the units must be bought from an approved real-estate company, and the authority looks at the value actually evidenced. You also need valid comprehensive health insurance for yourself and your family.

Meeting the AED 2 million figure is one condition, not a guarantee. A marketing price, a reservation or an expected future value is not the same as accepted evidence.

What the catalogue shows against these thresholds

Of the 1,209 priced projects in the Golden Hills catalogue, 436 start below AED 1 million, 405 start between AED 1 million and AED 2 million, and 368 start at AED 2 million or more. A starting price is the lowest price, for the smallest layout, so a project that starts below AED 2 million may still offer larger units above it. Of the 368, 289 are in Dubai, which is where the Dubai Land Department route applies.

Dubai Islands

Dubai Islands has the most projects starting at AED 2 million or more: 39, with entry from AED 2,000,000, and 11 due within a year. CDS Wave starts at AED 2,000,000 with a December 2027 date. See the Dubai Islands page.

Business Bay

Business Bay has 18 such projects, and 2 are due within a year. Tiger Sky Tower starts at AED 2,497,262 with a June 2029 date. See the Business Bay page.

The Valley

The Valley has 15 projects from AED 2,050,000, with 3 due within a year. Lillia starts at AED 2,050,000 with a January 2027 date. See the The Valley page.

Palm Jumeirah

Palm Jumeirah has 16 projects, with a higher entry of AED 3,600,000 and 6 due within a year. Palm Beach Towers starts at AED 3,600,000 with a December 2026 date. See the Palm Jumeirah page.

Dubailand

Dubailand has 15 projects from AED 2,029,000, mostly later handovers, with only 2 due within a year. Belgravia Gardens starts at AED 2,029,000 with a September 2028 date. See the Dubailand page.

Before you buy for residency

• Decide which route you want, because the property test differs.
• Check the current criteria on the official service page before you reserve.
• Keep the title deed, payment receipts and developer documents together.
• Arrange valid health insurance if you aim for the Golden route.
• Treat the property decision and the visa decision as separate: judge the project on its own merits first.