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Golden Visa vs Other UAE Residency Options (2026)
Three property-linked routes to Dubai residency, compared on threshold, term, minimum stay, and family rights - and which one fits your situation.
Dubai property owners have three main residency routes in 2026: the 10-year Golden Visa (AED 2M+ property, no minimum stay, widest family rights), the 2-year property investor visa (no minimum value for sole owners since April 2026), and the 5-year retirement visa (age 55+, from AED 1M property or qualifying income). The Golden Visa is the strongest but has the highest threshold.
Side-by-Side Comparison
| Feature | 10-Year Golden Visa | 2-Year Investor Visa | 5-Year Retirement Visa |
|---|---|---|---|
| Property threshold | AED 2,000,000+ DLD value | No minimum for sole owners since April 2026; AED 400,000 per co-owner | From AED 1,000,000 property, AED 1M savings, or AED 240,000/year income (Dubai) |
| Term | 10 years, renewable | 2 years, renewable | 5 years, renewable |
| Minimum stay | None - exempt from the 180-day rule (lapses only if it expires while you are abroad) | Standard 6-month absence rule applies | Standard absence rules apply |
| Age condition | None | None | Age 55 or over |
| Payment methods | Cash, mortgage, off-plan all count | Property-based | Property or savings/income route |
| Family sponsorship | Spouse, children any age, parents, staff | Immediate family, standard rules | Spouse and dependants, standard rules |
| Best for | Long-term base, mobile lifestyles, families | Smaller budgets, entry-level owners | Retirees aged 55+ |
Route Selection by Situation
The 10-year Golden Visa
Choose this route if your Dubai property is worth AED 2 million or more, you want the longest term with no minimum-stay trap, or you need to sponsor adult children or parents. It is the strongest option and the only one with no forced minimum stay. See the full benefits.
The 2-year investor visa (full guide)
Choose this route if your property is below AED 2 million. Since April 2026 sole owners can apply with no minimum property value (co-owners need AED 400,000 each), a change published through the DLD Cube Centre after the GDRFA-DLD unification and reported by Khaleej Times and Gulf News. No separate numbered circular has been published, so confirm current thresholds with GDRFA Dubai or an Amer centre before applying. It is a lower-commitment route you can later upgrade from as your portfolio grows.
The 5-year retirement visa
Choose this route if you are aged 55 or over and meet the conditions of Dubai's Retire in Dubai programme (GDRFA Dubai) - property from AED 1 million, savings of AED 1 million, or an annual income of at least AED 240,000 (AED 20,000/month) for Dubai applicants, plus a work history of at least 15 years. It suits retirees who do not need the full 10-year term. Note the federal u.ae wording couples property and savings, whereas Dubai's programme treats AED 1M property as a standalone route.
Do you qualify?
Answer a few quick questions and see the right visa and the value you need for your situation.
Check your eligibility →What All Three Routes Share
Every route above sits inside the UAE's 0% personal income tax regime and gives you UAE residence tied to your investment rather than an employer. The differences are term length, threshold, minimum-stay rules, and how wide your family sponsorship goes. For the fee picture on the 10-year route, see our cost breakdown.
Frequently Asked Questions
What is the difference between the 2-year and 10-year property visa?
The 10-year Golden Visa needs AED 2 million in property, has no minimum-stay rule, and offers the widest family rights. The 2-year investor visa has no minimum value for sole owners since April 2026 but a shorter term and standard absence rules.
Is there still a 5-year property investor visa?
As of mid-2026, the main property-linked 5-year route is the retirement visa for those aged 55 and over, from AED 1 million in property, AED 1 million in savings, or AED 240,000/year income (Dubai), plus a 15-year work history. There is a separate 5-year Green Visa, but it is skill and freelance based, not property based. Below AED 2 million and under 55, the 2-year investor visa is the usual property option.
Can I upgrade from a 2-year visa to the Golden Visa later?
Yes. If your property value grows to AED 2 million or more, you can apply for the 10-year Golden Visa. Combining multiple qualifying properties to reach the threshold is allowed.
Which visa has the best family sponsorship?
The 10-year Golden Visa. It lets you sponsor a spouse, children of any age, parents, and domestic staff on the same term, which is broader than the shorter routes.
Do all these visas avoid income tax?
Yes. All sit inside the UAE's 0% personal income tax regime. Your home-country tax rules may still apply, so take separate advice.
Which visa has no minimum-stay requirement?
The 10-year Golden Visa. It is exempt from the 180-day absence rule, so you can spend extended periods outside the UAE without automatically losing it, unlike the shorter routes. The one caveat: the residence can lapse if it expires while you are outside the country.
Sources
- Dubai Land Department, Golden Visa (Investor) service page
- GDRFA Dubai, golden residence for property investors
- u.ae, Residence visa for the retired
- Khaleej Times, 29 April 2026 - the removal of the 2-year investor visa minimum
- Gulf News, 29 April 2026 - Dubai residency by investment guide
Accessed July 2026. No separate numbered circular has been published for the 2-year change; confirm current thresholds with GDRFA Dubai before applying. This guide is general information, not legal or immigration advice. Rules, thresholds, and fees change - confirm the current position with DLD and GDRFA Dubai, or a licensed adviser, before you apply.