VNIS Investment

United Arab Emirates (Dubai) immigration

UAE Golden Visa 2026: a 10-year visa through AED 2,000,000 in property

The UAE Golden Visa is a self-sponsored 10-year residence visa: no employer required, no personal income tax. The asset used to obtain the visa simultaneously generates rental income among the highest in the world. For a Vietnamese family, it is an investment that answers two questions at once — residence and return.

Figures updated 08/2026

Property threshold
AED 2,000,000 (~$545,000)
By the value on the DLD certificate; multiple assets may be aggregated
Visa term
10 years, renewable
Self-sponsored, no employer required
Off-plan and mortgaged property
Accepted
Approved developers; financing conditions have been relaxed — verify the current rules
Family
Spouse, children, parents
Children with no age limit, subject to the dependency conditions
Personal income tax
0%

Overview

The most widely used route is real estate. Personal ownership of one or more properties valued from AED 2,000,000, roughly $545,000, as confirmed by the Dubai Land Department, qualifies for a 10-year Golden Visa. Multiple assets may be aggregated to reach the threshold, and off-plan property from an approved developer is also accepted.

A notable update as at 08/2026: the requirement to have paid at least 50% on a mortgaged or instalment-purchased asset has been removed, in favour of assessment on the value recorded on the DLD certificate. Investors using bank leverage may therefore qualify earlier than before. Operating rules may change by notice from the DLD and the ICP, and should be verified at the time of filing.

The Golden Visa permits sponsorship of a spouse, children as dependants with no age limit, parents, and domestic staff. Holders face no minimum stay requirement; the visa does not lapse after a long absence abroad, as an ordinary residence visa does. The UAE levies no personal income tax and no capital gains tax on property disposals by individuals.

Beyond real estate, the Golden Visa also covers public fund investors at AED 2,000,000, entrepreneurs, specialised talent including doctors, engineers, scientists and artists, and outstanding students. Note the nature of the status: this is a long-term residence visa, not permanent residence, and the UAE offers no general route to citizenship.

Programmes

Routes currently open

UAE Golden Visa — 10-year real estate investor category

Source: u.ae

Own property from AED 2,000,000 in Dubai, or in another emirate under the corresponding procedure, to obtain a self-sponsored 10-year residence visa for the whole family.

Investment / cost
AED 2,000,000 (~$545,000) in property value + DLD transfer fee of 4% + visa processing fees (roughly AED 5,000–10,000 depending on the service)
Estimated timeline
The fastest among the major programmes: commonly 2–4 weeks once the DLD confirms the asset
Benefits
  • A self-sponsored 10-year visa, renewable while the asset condition is maintained
  • Sponsorship of a spouse, children and parents; sons over 25 and daughters with no age limit, subject to the prescribed conditions
  • No minimum stay requirement; no personal income tax
  • Dubai property yields 6–8% per year gross — the asset both holds the visa and generates cash flow
Key requirements
  • The asset must be held in personal name (not through a company) with a total value from AED 2,000,000 on the DLD certificate
  • Maintain ownership throughout the visa term; a sale requires a replacement asset or a change of category
  • UAE health insurance and a clean criminal record
  • Enter the UAE at least once per cycle under the operating rules to keep the visa valid — verify the current rules when filing

The Dubai procedure runs through the Dubai Land Department (dubailand.gov.ae); the 2026 relaxation of mortgage conditions is to be reconfirmed before publication

UAE Golden Visa — specialised talent and entrepreneur categories (for reference)

Source: u.ae

The UAE grants Golden Visas to highly qualified professionals in healthcare, engineering, science and the arts against salary and qualification criteria, and to entrepreneurs with an approved project. These categories require no real estate investment.

Investment / cost
No property capital required; entrepreneurs need a project or start-up approved by the competent UAE authority, or the sale of a business at a value set by the regulations
Estimated timeline
Several weeks to several months depending on the category and the supporting evidence
Benefits
  • Long-term residence of 5–10 years, independent of an employer
  • Suits Vietnamese specialists working in the UAE, and founders operating across the Middle East
Key requirements
  • Meet the talent classification criteria (qualifications, the minimum salary for the category, endorsement by the relevant UAE authority)
  • Entrepreneur applications require approval from a body such as Dubai SME or a designated incubator

How we work

The United Arab Emirates (Dubai) case path

  1. 01

    Assess your eligibility

    1–2 working sessions

  2. 02

    Select the programme

    1–3 weeks

  3. 03

    Prepare the file

    2–6 months, depending on the programme

  4. 04

    File and monitor

    Per the processing schedule of the adjudicating authority

  5. 05

    Settlement and beyond

    A long-term relationship

Further reading

Updates on United Arab Emirates (Dubai)

Định cư Dubai: Vì sao giới đầu tư Việt chọn UAE năm 2026?

Golden Visa Dubai cho cả gia đình: Bảo lãnh vợ chồng, con và cha mẹ thế nào?

Golden Visa UAE 2026: Mua bất động sản 2 triệu AED nhận visa 10 năm

Answers

Frequently asked questions

Does buying a AED 2,000,000 property in Dubai grant a 10-year visa?

Yes. Property held in personal name with a total value from AED 2,000,000, confirmed by the DLD, qualifies for a 10-year Golden Visa. You may aggregate several units to reach the threshold; off-plan property from an approved developer is accepted; and under the updated rules, a mortgaged asset is assessed on the value recorded by the DLD. The visa is commonly issued within a few weeks.

Is the UAE Golden Visa permanent residence, and does it lead to citizenship?

No. The Golden Visa is a renewable 10-year long-term residence visa, not permanent residence. The UAE also has no general naturalisation route for foreign nationals; citizenship is granted only exceptionally, by nomination. If a second passport is your ultimate objective, consider Turkey, or a European residence-then-citizenship route.

How many days a year must you spend in Dubai to keep a Golden Visa?

The Golden Visa sets no annual minimum stay, and it is not cancelled after more than six months abroad as an ordinary residence visa would be. Even so, you should enter the UAE periodically and keep your Emirates ID and insurance valid. The core condition is maintaining ownership of a qualifying asset throughout the visa term.

Does selling the property end the Golden Visa?

The investor category is tied to maintaining an asset at the AED 2,000,000 threshold. If you sell without acquiring a qualifying replacement, the visa may be cancelled at an authority review or at renewal. When restructuring a portfolio, buy and sell on an overlapping basis so that the condition is never interrupted.

Is rental income from Dubai property taxed?

The UAE levies no personal income tax, including on rental income and on capital gains from property disposals by individuals. The costs to budget for are the 4% transfer fee on purchase, annual service charges, and letting management fees. Any obligation to declare worldwide income in Vietnam depends on your Vietnamese tax residence status and requires separate consideration.

This information is provided for reference and does not constitute legal advice. Immigration policy may change at the discretion of each country. Contact VNIS Investment for an assessment based on your actual circumstances.

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