What if the cheapest way to get residency in a tax-free country wasn’t in Europe, but in Dubai? Many people assume that living or legally residing in the emirate is only within reach of true millionaires. But Dubai just made a move that completely changes that perception.
Since February 20, 2026, the United Arab Emirates eliminated the 50% down payment requirement to access the real estate Golden Visa. An official circular confirmed that it is enough for the total asset value to exceed 2 million dirhams —about $545,000— regardless of how much you have already paid. The clock starts running from the first installment.
What Exactly Is Dubai’s Golden Visa
The Golden Visa is the long-term residence permit that the Dubai government grants to investors, professionals, and real estate buyers. The most powerful version is the 10-year one, renewable indefinitely as long as the investment is maintained.
It does not require living permanently in the emirate. The holder can enter and exit without limits, bring their family as dependents, and access local banking, healthcare, and education. In practice, it is a residence of convenience, fully legal.
Dubai and the Rule Change That Changes Everything
Until January 2026, the buyer of an off-plan property had to have paid at least 50% of the price —with a minimum of 1 million AED— before being able to apply for the Golden Visa. That condition left out thousands of investors who bought with developer payment plans.
The new circular of February 20 eliminates it completely. Now Dubai only looks at the total asset value: if it exceeds 2 million AED, the buyer can apply for the visa from the first payment, normally 20% plus the 4% fee to the Land Department. This opens the door to profiles with less immediate liquidity.
How Much Money You Really Need to Get It
The 2 million AED are equivalent to approximately $545,000 or €500,000 at current exchange rates. It is not a small figure, but it can be distributed among several properties: the system allows adding up the value of several properties to reach the threshold.
There is also a more accessible route: a 2-year residence visa for properties from 750,000 AED (about $204,000). It is not the 10-year Golden Visa, but it is a real and legal entry door to Dubai for investors with less capital.
Requirements and Steps for Buyers from Spain
The process begins with the signing of the purchase contract and payment of the 4% fee to the Dubai Land Department. With the title deed in hand —even if provisional— the application can already be initiated. The complete process usually takes between 2 and 3 months.
The basic documentation requires a valid passport, title deed or developer pre-agreement, bank statement, and no-objection letter if there is a mortgage with an approved local bank. The investment must be maintained for at least 3 years to keep the visa benefits.
| Visa Type | Minimum Investment | Duration | Key Condition |
|---|---|---|---|
| Standard Residence | 750,000 AED (~$204,000) | 2 years | Only completed properties |
| Golden Visa | 2,000,000 AED (~$545,000) | 10 years renewable | Off-plan or completed |
| Golden Visa (new rule) | 2,000,000 AED (total value) | 10 years renewable | No minimum prior payment since Feb. 2026 |
What to Expect from Dubai’s Market in the Coming Years
Dubai’s real estate market maintains an average profitability of 7-9% annually in prime areas, with emerging areas like Masdar City exceeding 8.9% yield in 2026. Demand from European and Latin American buyers continues to grow, precisely driven by the relaxation of requirements for the Golden Visa.
The advice from any advisor with experience in the emirate is clear: if the goal is the Golden Visa, prioritize off-plan properties from developers with 3-5 year payment plans. This maximizes leverage, minimizes the initial outlay, and activates residency in the first months after signing.
