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If you ask five consultants about the cost of a Dubai investor visa, you’ll get five different figures; the frustrating thing is that most of them are correct since they are referring to different visas.
Alright, let’s deal with it. This guide covers the amount you need to invest in order to reside in the Netherlands for two, five or ten years in 2026, the changes this year brings, and the mistakes that Dutch investors usually make.
Based on what’s published in mid 2026:
The figures are subject to change; in the first six months of 2026, Dubai amended two rules, which is why every article, including this one, should be seen as merely a starting point. It is advisable to consult the Dubai Land Department or get professional advice before you sign a sales agreement.
There is no such thing; ‘investor visa’ is a term that is applied to three different programmes.
The Dubai Land Department and its Taskeen service are part of the property route. In contrast, the company route involves going through the licensing authority, which is either a free zone or the Dubai Economy Department on the mainland. The Golden Visa is a federal long-term residence visa, and it can be obtained either by means of property or through a company.
Which is why one blog states AED 750,000 and another says AED 2 million—they are referring to different doors leading into the same building. If you’d like to see the broader picture first, our article on residence visa options in Dubai looks at all the categories, such as employment and family visas.
| Visa | Route | What you need to invest | Watch out for |
|---|---|---|---|
| 2-year property investor visa | Completed property in your name | No fixed minimum for sole owners since April 2026 (older sources still say AED 750,000) | Off-plan doesn't qualify. You need a title deed. |
| 2-year company investor or partner visa | Licensed company | Set by the zone and licence, not one national figure | Visa quota depends on your licence and office type |
| 5-year visa | Real estate per the federal list | AED 2 million property is the figure most often cited | Sources disagree on 5 versus 10 years |
| 10-year Golden Visa | Property | AED 2 million total property value | Value is certified by the Dubai Land Department |
| 10-year Golden Visa | Company | AED 2 million capital, or a company paying at least AED 250,000 a year in tax | Federal criteria, so confirm current wording |
The federal criteria are taken from the UAE government website, which was last updated in July 2026.
For many years, the entry ticket was worth AED 750,000. In April 2026, Dubai is said to have lowered that floor price for sole owners, enabling a fully completed apartment at any value to allow the holder to obtain a two-year visa.
That does sound like a good deal, but it’s also a trap.
It is a bad idea to buy the cheapest finished unit just in order to obtain a visa, since you would still have to pay transfer fees and service charges, and small units are slow to sell. In the case of a property that is a poor asset, the visa represents an expensive means of getting a residence card.
Two rules often catch people out: the property must be completed, since off-plan property is not eligible for this method, and joint ownership is dealt with differently from sole ownership, so it’s necessary to check before purchasing with a partner.
Another option for obtaining a two-year visa is to go through a company. Should you already be running a business or intend to do so, a licence that includes a visa quota will grant you residence and provide you with a real place to operate from. The guide on how Dubai Consultant can help you set up your UAE business explains the process starting from the very first call.
This is what we discovered: the federal table in the UAE specifies five years for real estate investors and ten years for public investments. Many agents in Dubai quote ten years for a property in Dubai worth 2 million AED. Furthermore, there is another type of separate 5-year retirement or green visa with its own terms.
It is possible for both statements to be true since the programmes at the federal level and at the emirate level do not always coincide. The point that is important to you is this: you should ask in writing for the length of your visa, specifying the exact category listed on your application, before you send the money.
The figure of 2 million AED is the same in all cases. Some additional details help with planning.
The figure used for the test is the total property value as certified by the Dubai Land Department, not the amount you have paid up to now. It is reported that in February 2026, the previous requirement of AED 1 million payable upfront was abolished, so a property that is mortgaged or being purchased off plan will count as long as its assessed value meets the threshold. Moreover, you have the option of combining a number of properties to reach AED 2 million.
Here are two points to note: the assessed value may not be the same as the price you originally paid, so make sure you obtain a valuation before making your decision. Also, if you are getting a loan, ask for the bank’s requirements in writing since they do change.
The Golden Visa also does not require a minimum period of stay. Unlike a standard residence visa, which becomes invalid after six months’ absence from the UAE, the Golden Visa does not do so, and this is advantageous for investors who divide their time between Rotterdam and Dubai.
The visa fee is not the total cost; you should also provide a budget for these:
For a purchase priced at AED 2 million, the transfer fee and the agent’s commission amount to around AED 120,000 before you have even paid any service charges. It is a real figure and should therefore be included in your return calculation.
In fact, for those who already have a BV or who run a freelance business, the route involving a company often turns out to be the better one. Rather than possessing a fixed asset which does nothing, you obtain a licence, a visa, and a base from which to earn money.
Company owners are subject to UAE corporate tax at a rate of 9% on profits exceeding AED 375,000, and there is no personal income tax, which is why so many Dutch founders are considering this option. The article we have on setting up a Dutch business in Dubai discusses the structure and tax aspects. In contrast, the one explaining why Dutch entrepreneurs are moving their businesses to Dubai in 2026 outlines the actual costs involved.
Real estate wins in two situations: when you want a long stay without running a business, or when you want the Golden Visa benefit of being exempt from the six-month rule. In that case, an amount of 2 million AED invested in property is a straightforward way of obtaining the visa.
A visa is approval to live in the UAE, not a tax exemption.
Just because you obtain a residence in Dubai doesn’t mean that your status as a tax resident in the Netherlands comes to an end; it all comes down to where your home, family and economic interests lie. To leave the Netherlands properly, you must plan your departure, since any errors made at that stage cost much more than the visa fee. In Dubai, you should have a tax advisor work with your adviser in the Netherlands to work out the arrangements before you move.
There is also a banking aspect to it. Since many banks will only open a full account after you have obtained a residence visa, arranging both your visa and your bank account setup in the UAE can save you several weeks. Furthermore, when your company is running, carrying out regular accounting and bookkeeping in Dubai will keep your visa linked to a compliant licence.
Neither visa confers UAE citizenship or a permanent residence card, and renewal is important.
Let’s not pretend this is risk-free.
Property prices in Dubai do have the possibility of dropping, and resale transactions do not always happen quickly. Regulations can change, sometimes even within months, as this year demonstrated. Since a great deal of the online advice is given by individuals who receive a commission when you make a purchase, it’s important to check who stands to gain from each recommendation. That is also the reason why professional advice is worthwhile, as we set out in our article on why businesses in Dubai should obtain professional consultancy.
If your sole aim is to secure residence, then you should compare the visa option with the annual cost of holding an asset that you do not need; in some cases, the less expensive solution is to set up a company.
Begin by considering your true objective. If you want to reside for a few years, then you should obtain a two-year visa via a company or through a small property. If you are looking for a long and flexible stay, then the Golden Visa is the option for you. If you plan to run a business, then you need to get a licence first.
Choose the investment that suits you instead of doing it the other way around.
What is the amount I have to invest in order to obtain a Dubai investor visa in 2026?
It varies according to the type of visa. Since April 2026, there is no set minimum amount required for sole owners of completed property with a two-year property visa. For the 10-year Golden Visa, either AED 2 million in property or an investment in a qualifying company is required. The requirements for company visas depend on the licence and the zone.
Is it possible to obtain a Dubai investor visa without purchasing property?
Yes, if you have a licensed company, you will be able to obtain an investor or partner visa; the amount in question depends on the zone and the type of licence.
Can someone with an investment in property that is being developed obtain a Dubai investor visa?
The 2-year property visa is not available unless the property is fully completed and comes with a title deed. However, off-plan property can be eligible for the Golden Visa provided that its total value amounts to 2 million AED.
Can I use a mortgage to qualify?
Yes, generally speaking, but the rules vary according to the type of visa and the bank in question. With regard to the Golden Visa, the property value is assessed. Therefore, it is advisable to check the conditions with the Dubai Land Department prior to making the purchase.
Is it necessary for me to reside in Dubai if I want to keep the visa?
A standard residence visa lapses after six months outside the UAE. The Golden Visa has no minimum stay.
Will a Dubai visa change my Dutch taxes?
Not automatically. Dutch tax residency depends on your ties to the Netherlands, so plan your exit with a tax adviser before you relocate.
Every case is different, and the wrong visa choice costs more than a consultation ever will. The team at Dubai Consultant can compare the property and company routes for your situation, and our PRO services in Dubai handle the paperwork once you’ve chosen.
Pick the visa first, then the investment. The expensive mistakes start when people do it the other way round.
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