UAE Golden Visa · Property Route

Buy once. Stay ten years. Live anywhere.

One property of AED 2M or more, about USD 545,000, earns a renewable 10-year Golden Visa for your whole family. No employer. No minimum stay. No income tax.

At a glance

AED 2M+

one qualifying property

10 yr

renewable residency

personal income tax

No age cap on your children. Parents and household staff can be sponsored too.

Licensed UAE brokerageDLD and RERA-registered developer accessGolden Visa handled end to endAdvisors in Dutch, Farsi, Dari and Arabic

Myth-buster

What we correct on day one

The pitch

“A lifetime Golden Visa for AED 100,000.”

There is no such thing. The UAE’s federal identity authority declared this false in July 2025. No payment-only or lifetime property visa exists.

The pitch

“A 2026 rule means the full price counts, even with a mortgage.”

Maybe. That traces back to one commercial website, with no government source. The live DLD page still says a mortgaged property needs AED 2M paid. If you are financing, we get it in writing first.

The pitch

“You can just buy the visa.”

No. You buy a qualifying asset and apply through official channels. Without a freehold zone and a DLD value at or above AED 2M, it does not qualify.

This is the difference between a broker who wants a commission and one who wants you to actually get the visa.

What you actually get

A ten-year residency that holds, wherever you are.

Ten years, renewable.

Same terms at renewal, no sponsor required, as long as you still hold qualifying property.

Live there, or do not.

Standard UAE visas lapse after about six months abroad. This one does not. Keep your residency from anywhere.

Your whole family.

Spouse and children included, with no age cut-off for your kids. Parents and household staff can be sponsored too.

You are your own sponsor.

No employer, no local partner. The visa is attached to your asset, not someone else’s permission.

No personal income tax.

On your salary, on rental income from the property, and on capital gains when you sell.

A real asset underneath.

Not a frozen deposit. A property that earns rent and can appreciate while it carries your residency.

The actual rules, verified against DLD

Precision is the closing tool. Here it is.

Verified against official UAE sources, 2026

The threshold is AED 2,000,000.

Set in October 2022, still in force in 2026. One property or several combined, each registered in your name.

Ready or off-plan, both count.

Off-plan qualifies if the developer is RERA-registered with an Oqood certificate. Residential or commercial.

The DLD valuation governs, not the brochure.Controlling

A discount that drops the certified value under AED 2M can quietly disqualify you. We pull the certificate before you commit.

It has to be in a designated freehold zone.Controlling

Foreigners can only own in specific areas. Buy outside one and you cannot get the visa. We only show you property that clears this.

Financing? The mortgage rule is unsettled.

Cash buyers and anyone who has paid AED 2M or more qualify cleanly. For mortgaged buyers, we confirm in writing before you proceed.

Government cost is about AED 9,885 for the main applicant.

Plus about AED 5,775 per family member. This is separate from property and purchase fees, which we lay out in full.

How we work

We confirm you qualify before you wire anything.

The buyers who get caught did it in the wrong order. They bought, then discovered the zone or the DLD value did not clear. We reverse that.

Qualification first.Step one

We confirm your situation fits before showing you anything. If it does not, we tell you. That is the form below.

A qualifying shortlist.

Only property in a real freehold zone, RERA-registered, with a path to a DLD value at or above AED 2M.

Valuation, locked first.The differentiator

We secure the DLD valuation certificate so you know, rather than hope, that your property clears the threshold.

The full application, managed.

Valuation, NOC, submission, medical, Emirates ID, family sponsorship. We run the file. You sign where needed.

Proof

Buyers who got the truth first.

Rumi was the only one who showed us the actual government page.

A Dutch family of four

Ready apartment · Dubai

Family sponsored, including a 21-year-old son who would not have qualified on a standard visa.

A Tehran-based investor

Developer: Emaar Properties

FromAED 5,896,929

June 2026

The real all-in cost

Not just the headline number.

The qualifying propertyFrom AED 2,000,000

DLD transfer fee (4%)From AED 80,000

DLD valuation certificateAbout AED 4,000

Government visa cost, main applicantAbout AED 9,885

Each family memberAbout AED 5,775

Health insurance, annualAbout AED 800 to 2,500+

No surprise line items on signing day. We give you the complete figure for your property and family before you commit.

A fit for some buyers

The right move for some. Not everyone.

It fits if you

Have AED 2M, about USD 545,000, in cash or with a clear financing plan

Want long-term residency without relocating your life

Value an asset that works while it holds your visa

Want it done correctly the first time, not cheaply and twice

It probably is not right if you

–Are looking for citizenship or a passport. This is a renewable permit at the state’s discretion

–Have a budget below AED 2M and cannot combine properties to reach it

–Want a guaranteed outcome no honest broker can promise

Private eligibility assessment

Find out if you qualify for the Golden Visa.

Five short questions. We tell you honestly whether you qualify, and if you do, the next step is a private consultation, not a sales call.

Step 1 of 5Private assessment

What is drawing you to the UAE?

A quick first question. No wrong answer.

Select to continue

Answered straight

Good to know

Neither. It is a renewable 10-year permit granted at the state’s discretion. Excellent, but not a passport, and we will not pretend otherwise.

Before you spend a dirham

Get the truth about your situation first.

One qualifying property. A 10-year residency for your family. A brokerage that tells you what is real, not what sells.

Verified against official UAE sources, mid-2026. The Golden Visa is a discretionary permit, not citizenship. Rumi Property is a real estate brokerage, not a law firm or government agency. Figures have to be confirmed for your case.

UAE Golden Visa · Property Route

Buy once. Stay ten years. Live anywhere.

One property of AED 2M or more, about USD 545,000, earns a renewable 10-year Golden Visa for your whole family. No employer. No minimum stay. No income tax.

Check if you qualify →A short, private review. We tell you what is real about your situation before you wire a dirham, not what sells.

The threshold reality

AED 2M+

one qualifying property

10 yr

renewable residency

personal income tax

∞No age cap on your children. Parents and household staff can be sponsored too.

✦ Licensed UAE brokerage✦ DLD and RERA-registered developer access✦ Golden Visa handled end to end✦ Advisors in Dutch, Farsi, Dari and Arabic✦ Licensed UAE brokerage✦ DLD and RERA-registered developer access✦ Golden Visa handled end to end✦ Advisors in Dutch, Farsi, Dari and Arabic

Before you wire a dirham

What we correct on day one

Half the guides online are written by people who get paid when you buy. Here is what we correct on day one.

Myth-buster 0101

“A lifetime Golden Visa for AED 100,000.”

There is no such thing. The UAE’s federal identity authority declared this false in July 2025. No payment-only or lifetime property visa exists.

Myth-buster 0202

“A 2026 rule means the full price counts, even with a mortgage.”

Maybe. That traces back to one commercial website, with no government source. The live DLD page still says a mortgaged property needs AED 2M paid. If you are financing, we get it in writing first.

Myth-buster 0303

“You can just buy the visa.”

No. You buy a qualifying asset and apply through official channels. Without a freehold zone and a DLD value at or above AED 2M, it does not qualify.

This is the difference between a broker who wants a commission and one who wants you to actually get the visa.Check eligibility →

What you actually get

A ten-year residency that holds, wherever you are.

A standard UAE visa lapses after roughly six months abroad. This one does not. It stays attached to your asset, on your terms.

Ten years, renewable.

Same terms at renewal, no sponsor required, as long as you still hold qualifying property.

Live there, or do not.

Standard UAE visas lapse after about six months abroad. This one does not. Keep your residency from anywhere.

Your whole family.

Spouse and children included, with no age cut-off for your kids. Parents and household staff can be sponsored too.

You are your own sponsor.

No employer, no local partner. The visa is attached to your asset, not someone else’s permission.

No personal income tax.

On your salary, on rental income from the property, and on capital gains when you sell.

A real asset underneath.

Not a frozen deposit. A property that earns rent and can appreciate while it carries your residency.

The actual rules, verified against DLD

Precision is the closing tool. Here it is.

Knowing the live 2026 mechanics cold is what protects a half-million-dollar decision.

⌖ Verified against official UAE sources, 2026

The threshold is AED 2,000,000.

Set in October 2022, still in force in 2026. One property or several combined, each registered in your name.

Ready or off-plan, both count.

Off-plan qualifies if the developer is RERA-registered with an Oqood certificate. Residential or commercial.

The DLD valuation governs, not the brochure.Controlling

A discount that drops the certified value under AED 2M can quietly disqualify you. We pull the certificate before you commit.

It has to be in a designated freehold zone.Controlling

Foreigners can only own in specific areas. Buy outside one and you cannot get the visa. We only show you property that clears this.

Financing? The mortgage rule is unsettled.

Cash buyers and anyone who has paid AED 2M or more qualify cleanly. For mortgaged buyers, we confirm in writing before you proceed.

Government cost is about AED 9,885 for the main applicant.

Plus about AED 5,775 per family member. This is separate from property and purchase fees, which we lay out in full.

How we work

We confirm you qualify before you wire anything.

The buyers who get caught did it in the wrong order. They bought, then discovered the zone or the DLD value did not clear. We reverse that.

Qualification first.Step one

We confirm your situation fits before showing you anything. If it does not, we tell you. That is the form below.

A qualifying shortlist.

Only property in a real freehold zone, RERA-registered, with a path to a DLD value at or above AED 2M.

Valuation, locked first.The differentiator

We secure the DLD valuation certificate so you know, rather than hope, that your property clears the threshold.

The full application, managed.

Valuation, NOC, submission, medical, Emirates ID, family sponsorship. We run the file. You sign where needed.

“

The honest version

A clean, cash purchase in a freehold zone moves quickly. Anyone promising a guaranteed visa, or a lifetime one, is not telling you the truth.

Proof

Buyers who got the truth first.

AED 2M

the DLD value we lock before you commit

10 yr

renewable residency, on your terms

income tax on salary, rent or capital gains

A Dutch family of four

Ready apartment · Dubai

Rumi was the only one who showed us the actual government page.

A Tehran-based investor

Two combined units

Family sponsored, including a 21-year-old son who would not have qualified on a standard visa.

Residential Complex

plot-small, plot-mid, plot-large Beds

Dubai

Address Villas Hillcrest at Dubai Hills Estate

Residential Complex

5BR-Classic, 5BR-Modern Beds

Launch Price: AED 5,896,929

Dubai

The real all-in cost

Not just the headline number.

The qualifying propertyFrom AED 2,000,000

DLD transfer fee (4%)From AED 80,000

DLD valuation certificateAbout AED 4,000

Government visa cost, main applicantAbout AED 9,885

Each family memberAbout AED 5,775

Health insurance, annualAbout AED 800 to 2,500+

No surprise line items on signing day. We give you the complete figure for your property and family before you commit.

A fit for some buyers

The right move for some. Not everyone.

It fits if you

✓Have AED 2M, about USD 545,000, in cash or with a clear financing plan

✓Want long-term residency without relocating your life

✓Value an asset that works while it holds your visa

✓Want it done correctly the first time, not cheaply and twice

It probably is not right if you

–Are looking for citizenship or a passport. This is a renewable permit at the state’s discretion

–Have a budget below AED 2M and cannot combine properties to reach it

–Want a guaranteed outcome no honest broker can promise

A word on nationality

The Golden Visa is a discretionary permit, not citizenship, and in 2026 there were reports of nationality-specific actions affecting some holders abroad. For property in Ras Al Khaimah, applicants from Iran, Iraq, Afghanistan and Pakistan have to provide a home-country national ID. If you are unsure where you stand, the form below tells us, and we give you a straight answer.

Want a second passport rather than a renewable permit? Türkiye’s citizenship route at $400,000 may suit you better, and we run that too.

Private eligibility assessment

Find out if you qualify for the Golden Visa.

Five short questions. We tell you honestly whether you qualify, and if you do, the next step is a private consultation, not a sales call.

Step 1 of 5Private assessment

What is drawing you to the UAE?

A quick first question. No wrong answer.

Select to continue

Answered straight

Good to know

Neither. It is a renewable 10-year permit granted at the state’s discretion. Excellent, but not a passport, and we will not pretend otherwise.

Sometimes. Cash buyers qualify cleanly. For mortgaged property the paid-amount rule is genuinely unsettled in 2026, so we confirm your case with DLD or GDRFA in writing before you commit.

You can, and the UAE does not tax the gain. But your visa is tied to holding qualifying property, so you line up a replacement before you sell.

Yes, for the 10-year Golden Visa, with an Oqood certificate from a registered developer. Off-plan does not count for the separate 2-year investor visa.

Yes. The Golden Visa is a discretionary permit, not citizenship, and in 2026 there were reports of nationality-specific actions affecting some holders abroad. For property in Ras Al Khaimah, applicants from Iran, Iraq, Afghanistan and Pakistan have to provide a home-country national ID.

Before you spend a dirham

Get the truth about your situation first.

One qualifying property. A 10-year residency for your family. A brokerage that tells you what is real, not what sells.

Check if you qualify →