UAE's New Golden Visa: Lifetime Residency Without Real Estate Investment

In a major revamp of its long-term residency framework, the UAE has introduced a new nomination-based Golden Visa programme that allows foreign nationals — including Indians — to secure lifetime residency by paying a fixed amount of AED 1,00,000 (approximately Rs 23.3 lakh). This is a significant departure from the earlier requirement of investing AED 2 million (around Rs 4.7 crore) in local real estate for a 10-year renewable visa.

According to reports, India and Bangladesh are among the countries included in the first phase of the rollout, with over 5,000 applications expected to be accepted within the next three months. The UAE government is yet to issue an official notification, but industry experts say the move is a gamechanger for residency planning and investment strategy in the region.

“The new framework is more inclusive and aligned with the UAE’s long-term vision,” said Akash Puri, Director International, India Sotheby's International Realty, calling the shift a two-pronged turning point for Indian investors.

Until now, real estate investment was one of the few viable routes to secure long-term residency, prompting Indian investors to park money primarily for capital preservation and immigration benefits. “With the visa now accessible through broader channels, the urgency to invest solely for residency purposes is likely to ease — especially in the mid-market and entry-level segments,” said Puri. “This could cool speculative buying and encourage more grounded investment behaviour.”

Those who continue to invest in the UAE property market will likely do so with a sharper focus on fundamentals like location, developer reputation, and long-term rental yields. Meanwhile, luxury and trophy properties will continue to attract ultra-high-net-worth individuals, who are largely unaffected by the visa-linked changes.

“For Indian investors, this is a cue to recalibrate: from residency-led transactions to value-led strategies,” Puri noted. “Over time, this evolution could establish a more stable, resilient real estate market — one that rewards strategic, long-term participation over short-term speculation.”