Dubai · guide

The UAE Golden Visa through property: what Indian buyers need to know

By Karan Kalra, broker owner, REMAX Shree VinayakUpdated 22 October 2026

Short answer: Owning property worth at least AED 2 million in the UAE can qualify you for a 10-year, renewable Golden Visa. You can combine more than one property, off-plan units from approved developers count, and a loan is allowed if it is from an approved local bank. From India, the money goes out under LRS, which caps each person at USD 250,000 (about ₹2.4 crore) a year.

The conditions

The UAE’s rules, set out in Cabinet Resolution No. 65 of 2022, give a 10-year residence permit to a foreign investor who owns property worth not less than AED 2 million. The UAE Ministry of Economy lists the conditions: the property can be bought with a loan from a local bank approved by the authorities, or bought from approved local developers, and the investor needs health insurance for themselves and their family.

Value: at least AED 2 million, about ₹5.3 crore at October 2026 exchange rates (roughly ₹26 to the dirham).
More than one property: several units can be combined to reach the threshold.
Off-plan: units bought from approved developers qualify, before handover.
With a mortgage: allowed if the loan is from an approved UAE bank. Check with the bank and the Dubai Land Department how much of the value counts while the loan is outstanding.
Family: the visa lets you sponsor your spouse and children.

Since April 2026: a two-year visa for any property value

In April 2026 the UAE removed the AED 750,000 minimum for the two-year property investor visa. The 10-year Golden Visa still needs AED 2 million.

Paying from India

A resident Indian sends the money under the Liberalised Remittance Scheme: up to USD 250,000 per person per financial year. AED 2 million is about USD 545,000, so a single buyer usually reaches it through an off-plan payment plan spread over several years, or by buying jointly with family members, each using their own LRS limit. TCS of 20% applies to remittances above ₹10 lakh a year, and is adjusted against your income tax.

Joint ownership is where buyers most often get caught out: how the Golden Visa treats a share of a jointly owned property has changed over time. Confirm the current rule with the Dubai Land Department or GDRFA before you decide whose name goes on the title.

Is it worth buying for the visa?

The visa is a benefit, not a reason on its own. Buy a property that makes sense as an investment or a home first. Dubai sales slowed and prices eased in 2026, which makes a careful choice of project and developer more important than ever.

Frequently asked questions

How much property do I need for a UAE Golden Visa?

At least AED 2 million in property value, about ₹5.3 crore at October 2026 exchange rates. One or more properties can be combined.

Does off-plan property qualify for the Golden Visa?

Yes, if bought from developers approved by the authorities. The title does not have to be issued first.

Can I get the Golden Visa with a mortgage?

Yes, if the loan is from an approved local UAE bank. Confirm with the bank and the Dubai Land Department how much of the value counts while the loan is outstanding.

How long is the property Golden Visa valid?

Ten years, renewable as long as you continue to hold qualifying property.

Can I send AED 2 million from India in one year?

Not as one person. LRS allows USD 250,000 per person per financial year. Buyers usually spread payments over a payment plan, or buy with family members who each use their own limit.

Sources

General information as of the date above, not legal, tax or immigration advice. Rules change; confirm them with the relevant authority, your CA or your lawyer before you act. We never promise returns.

Work out the cost and LRS per buyer · Buying Dubai property from India