Dubai’s AED 2m property investment threshold for the Golden Visa has impacted buyers’ budgets and property choices according to industry executives. Some have emphasised that residency is becoming a complementary benefit rather than the only reason for investing.
According to La Capitale Real Estate, nearly 85% of its buyers purchasing properties above AED 2m now choose to pursue the Golden Visa. Kunal Puri, Founder and CEO mentioned the role of Golden Visa’s in property investment has transformed in the last five years.
“There are different types of buyers – the end-users relocating from India, the UK, Europe and Eastern Europe, for whom the residency Golden Visa is the main motivation. They are choosing a country, with the property serving as a means to that end.”
Kunal Puri, Founder and CEO, La Capitale Real Estate
But for investors who focus on rental yield and capital appreciation, the visa is an additional benefit.
“The Golden Visa has not replaced returns instead, the two aspects now complement each other.”
Kunal Puri, Founder and CEO, La Capitale Real Estate
Kunal added that buyers also include entrepreneurs establishing businesses and high-net-worth individuals moving wealth for stability and tax benefits. ‘These are all in it for the long term – not flipping’ he mentions.
Harry Martin, Director of Off-Plan and Capital Markets at Betterhomes, mentioned that buyers initially consider properties priced between AED 1.6m and AED 1.8m, but then sometimes raise their budgets after becoming aware of Golden Visa requirements.
“This adjustment could mean opting for a different unit, choosing a slightly larger apartment, or even moving from one community to another. The AED 2m mark has effectively created a gravitational pull in the market, significantly widening the demand pool for that price segment and supporting price performance just above the threshold.
“Developers have also recognised this trend and have adjusted their pricing accordingly.”
Harry Martin, Director of Off-Plan and Capital Markets, Betterhomes
Harry adds residency has become a primary motivation for many buyers already attracted to Dubai for business or lifestyle reasons. However, it can still be a pivotal factor for some European and Asian buyers making their first commitment to the UAE.
“The majority of our transactions in the AED 2m plus segment involve at least a conversation about the Golden Visa — it’s become a standard part of the process. What’s changed over the past few years is the nature of that conversation. Previously, buyers asked, Do I qualify? Now the question is more often What do I need to do to activate it?”
Harry Martin, Director of Off-Plan and Capital Markets, Betterhomes
ValuStrat found transactions involving both ready and off-plan residential properties priced between AED 2m and AED 4m dropped 26% between the H1 2025 and H1 2026. The price bracket accounted for 25% of off-plan transactions and 22% of ready property transactions in H1 2026.
Anchal Rajpal, Senior Research Analyst – Real Estate Research at ValuStrat, warned against using the figures as a direct measure of Golden Visa-driven demand.
“The AED 2m threshold relates to the qualifying property investment, but eligibility can potentially be achieved through the combined value of multiple properties.”
Anchal Rajpal, Senior Research Analyst – Real Estate Research, ValuStrat
Anchal added that a higher-value jointly owned property could also qualify if an individual’s ownership share meets the AED 2m threshold.
“As such, transactions in the AED 2m to AED 4m price bracket capture only part of the potential Golden Visa-eligible market.”
Anchal Rajpal, Senior Research Analyst – Real Estate Research, ValuStrat
Hitesh Babani, Director of USH Real Estate, mentioned buyer motivations have grown since 2021 to 2022, when most buyers entered the market mainly to secure a Golden Visa. By 2023 to 2024, rental yields, capital appreciation and Dubai’s economic growth had become equally important. In 2025 to 2026, the Golden Visa has increasingly become a value-added benefit after the decision to invest.
“Buyers are placing greater emphasis on factors such as location, pricing, developer track record and market fundamentals when making investment decisions.”
Hitesh Babani, Director, USH Real Estate
Lynnette Sacchetto, Founder and CEO of RealTrust, observed more overseas buyers purchasing UAE properties with the intention of eventually relocating. Lynnette said every client her company assisted this year who bought property in Dubai with the intention of relocating also applied for a Golden Visa.
“Most of our clients come from North America, Europe, and the UK. While the Golden Visa was once the primary motivation for purchasing property, it is now seen as an additional benefit. However, it remains a highly valued aspect of our overall offering.” L
Lynnette Sacchetto, Founder and CEO, RealTrust
The structure of property ownership can affect Golden Visa eligibility, especially where properties are jointly owned. The AED 2m property investment threshold applies across the UAE, but processing procedures can change between emirates.
