Foreign Buyer's Guide to Dubai Property: Visa, Mortgage & Process
Dubai is one of the world's most foreign-investor-friendly property markets — in freehold areas, a citizen of virtually any country can own property outright, even without UAE residency. But the process has some important details: which visa options exist, how much down payment a mortgage requires, and which fees you'll pay. Here's a step-by-step walkthrough with current 2026 rules.
1. Who can buy property in Dubai?
In Dubai's designated freehold areas (Downtown Dubai, Dubai Marina, Palm Jumeirah, JVC, Business Bay, Emaar South, and 60+ other zones), any foreign national can purchase full ownership property — even without UAE residency. Not living in the UAE is not a barrier.
2. Residency through property: Golden Visa and the 2-Year Investor Visa
10-Year Golden Visa
- Requirement: property ownership worth AED 2,000,000 or more (a single property or the combined total of several).
- A February 2026 rule change removed the previous requirement that at least 50% be paid — mortgaged or off-plan (Oqood-registered) properties are now assessed on full value.
- Sponsorship is possible for spouse, children (no age limit), and parents.
- No requirement to stay in the UAE for more than 6 months.
2-Year Investor Visa
- An April 2026 update fully removed the previous AED 750,000 minimum value for sole owners.
- For joint ownership, each co-owner's share must be worth at least AED 400,000.
3. Mortgage and down payment rules
The UAE Central Bank sets loan-to-value (LTV) limits based on residency status. As a general rule:
- Non-resident buyers (without UAE residency) are typically asked for 35–50% down payment — varying by bank and property type.
- Non-resident interest rates typically run 0.5–1% higher than resident rates.
- If you can pay cash (no mortgage), these restrictions don't apply.
4. DLD fees and total cost
Beyond the purchase price, budget for these main costs:
| Item | Approximate Cost |
|---|---|
| DLD transfer fee | 4% of sale price |
| Agency commission | ~2% of sale price + VAT |
| Trustee office fee | ~AED 2,000–4,200 |
| Title deed issuance | ~AED 250–580 |
| Mortgage registration fee (if applicable) | 0.25% of loan amount + fixed fee |
All told, budgeting an additional 6–8% on top of the sale price is a realistic estimate.
5. Tax situation
- No income tax on rental income.
- No capital gains tax on resale.
- No recurring annual property tax.
Your tax obligations in your home country may of course differ — we recommend confirming this with a tax advisor there.
6. Step-by-step buying process
- Select a property: based on budget, area, and goal (rental yield vs. capital growth).
- Reservation deposit: typically 5–10% to reserve the unit.
- Sign the SPA (Sale and Purchase Agreement): terms, payment plan, and handover date are finalised.
- DLD / Oqood registration: Oqood (interim registration) for off-plan, direct title deed transfer for secondary market.
- Payment and handover: instalments per the payment plan for off-plan; full payment/mortgage closing and key handover for secondary market.
Bottom line
The flexibility Dubai offers foreign investors — freehold ownership, tax advantages, Golden Visa — is real and significant. But the details, especially visa thresholds and mortgage rules, can vary by individual situation. I'd recommend booking a consultation to move forward with accurate, current information tailored to you.