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Property in UAE

Dubai and Abu Dhabi — the #1 destination for Russian investors: freehold, Golden Visa, 0% taxes

from $200,000Starting price
6-10% netYield

Ownership: Freehold in designated zones + Golden Visa $545K for 10 years

UAE — Dubai, Burj Khalifa, Palm Jumeirah

Market

Property market in UAE

The United Arab Emirates is the absolute leader of Russian-speaking investment in overseas real estate in 2022-2026. Russians are the #1 nationality by transaction volume (~AED 19.7 billion in 2024, ~11% of all foreign transactions). Four emirates permit freehold ownership for foreigners: Dubai (the main one, with numerous free zones), Abu Dhabi (Saadiyat, Yas, Al Reem), Ras Al Khaimah (Al Marjan Island, with the Wynn Resort opening in 2027), and Sharjah (selectively). The Golden Visa programme: $545K invested → a 10-year residence visa for the entire family. 0% income tax, 0% inheritance tax, 0% tax on rental income. Net yields of 6-10% (premium zones up to 8-12%).

  • Russians are the #1 nationality by transactions in Dubai: AED 19.7 billion (~11% of all foreign transactions) in 2024(DLD, 2024)
  • Downtown / Marina: AED 20,000-25,000 ($5,400-6,800)/m²(Idigov Group, 2026)
  • Periphery (JVC, Dubailand): AED 10,000-15,000 ($2,700-4,100)/m²(Idigov Group, 2026)
  • Golden Visa 10 years: threshold of AED 2 million (~$545K) in investments(GDRFA Dubai)
  • DLD Transfer Fee 4% — the only mandatory tax on purchase(Dubai Land Department)
  • 0% income tax on rental income for individuals(UAE Federal Tax Authority)

Prices

Price per m² by city and district — UAE

LocationPrice per m²Comment
Downtown Dubai (Burj Khalifa)$5 400–8 000premium segment with city views (Idigov, 2026)
Dubai Marina / JBR$4 500–7 000beach lifestyle + tourism (Idigov, 2026)
Palm Jumeirah$8 000–16 000+elite, branded residences
Business Bay$3 800–5 500business hub + condo-hotels
JVC / Dubailand (periphery)$2 700–4 100affordable segment, growing capital appreciation (Idigov, 2026)
Saadiyat Island (Abu Dhabi)$3 500–6 500cultural cluster, 20-30% cheaper than Dubai
Al Marjan Island (RAK)$2 500–4 50030-50% cheaper than Dubai, Wynn Resort from 2027

Ownership

Ownership for foreigners in UAE

Full freehold for foreigners — in 40+ zones of Dubai, selectively in Abu Dhabi, Sharjah, and on Al Marjan Island in Ras Al Khaimah. Purchase grants the right of ownership, resale, and inheritance. There are no nationality quotas.

  • Purchase only in approved freehold zones (not the entire territory of the UAE)
  • Funds must arrive via a bank account; cryptocurrency only through licensed exchanges
  • Service charge is paid annually — AED 15-50/sqft depending on the project
  • Off-plan resale is possible after paying 30-40% (depends on the developer)

Source: Dubai Land Department, Federal Law №7 of 2006

Taxes

Taxes on purchase and ownership in UAE

TaxRateWhen paid
DLD Transfer Fee4%one-time at the transaction (often split with the seller) (Dubai Land Department)
Registration (Oqood / Title Deed)~0.25%one-time at registration of title (DLD)
Real-estate agent commission2%one-time (market standard) (RERA Dubai)
Service chargeAED 15-50/sqft/yearannually, building operation (Management companies)
Tax on rental income0%for non-resident individuals (UAE Federal Tax Authority)
Capital gains tax0%for individuals (UAE Federal Tax Authority)

Residency

Residency through property purchase in UAE

AED 750K (2 years) / AED 2 million (10-year Golden Visa)Minimum investment
2-6 weeksProcessing time

Resident Visa on purchase from AED 750K (~$200K) — 2 years, renewable. Golden Visa for investments from AED 2 million (~$545K) — 10 years with the right to renew, covering the spouse, children up to 25 years old, and parents. It does not require permanent residence in the country. It grants the right to free residence, study, and starting a business.

Source: GDRFA Dubai, ICA UAE

Rental yield

Rental yield by city in UAE

CityTypeGrossNet
Dubai — Marina/JBRCondo, short-term7–10%5–7%
Dubai — DowntownCondo, mixed5–8%4–6%
Dubai — Palm JumeirahPremium residences5–7%4–5%
Dubai — JVC/DubailandCondo, long-term6–9%5–7%
Abu Dhabi — Yas IslandFamily segment6–8%4–6%
RAK — Al Marjan IslandResort rental7–10%5–7%

FAQ

Frequently asked questions about buying property in UAE

Why is the UAE #1 with Russian investors?

A combination of factors: freehold ownership for foreigners in designated zones, a Golden Visa for $545K valid 10 years with the right to renew, 0% tax on income and inheritance, direct Moscow-Dubai flights (5 hours), a strong AED (pegged to the USD), Russian-language infrastructure (brokers, notaries, schools), and visa-free entry for Russians for 90 days. 82% of Russians buy in cash.

What is the Golden Visa in the UAE?

A 10-year residence visa with the right to renew. Conditions: a real-estate investment of at least AED 2 million (~$545K) — one property or several in aggregate. The visa covers the spouse, children up to 25 years old, and parents. It grants the right to free residence, study, and starting a business. It does not require permanent residence in the country.

Where in Dubai should you buy — Downtown, Marina or Palm?

Downtown (Burj Khalifa) — the premium segment with city views and stable rental rates. Dubai Marina + JBR + Emaar Beachfront — beach lifestyle and the main tourist flow. Palm Jumeirah — the elite segment with villas and branded residences (W, Atlantis, Six Senses, One&Only). Business Bay — the business hub plus condo-hotels. MBR City and Dubai Creek Harbour — growing new Emaar master-plans with high capital appreciation.

How does Abu Dhabi differ from Dubai for an investor?

Abu Dhabi is calmer, safer, and a premium family format. The main zones: Saadiyat Island (the cultural cluster of the Louvre and Guggenheim plus beaches), Yas Island (Ferrari World, Yas Marina Circuit, Disney Abu Dhabi from 2025), Al Reem Island (urban towers). Prices are 20-30% lower than Dubai in the premium segment at comparable quality. Yields of 5-8% (Yas 7-8%, Saadiyat 5-6%).

What taxes apply when buying and owning in the UAE?

On purchase: a 4% transfer fee (DLD in Dubai, similar in the other emirates) + 0.25% registration + 2% real-estate agent. Total of 4-6% one-time. On ownership: 0% property tax, 0% on rental income, 0% income tax, 0% on inheritance (between spouses and children). Service charge ~AED 15-50/sqft/year — depends on the project.

What are Al Marjan Island and the Wynn Resort?

Al Marjan Island — an artificial archipelago in Ras Al Khaimah with a freehold zone for foreigners. From 2027, Wynn Al Marjan Island will open — the first integrated resort with a legal casino in the UAE (1,217 rooms, 20,900 m² gaming floor). This is triggering real-estate growth in RAK — the UAE leader in price growth for 2024-2026. Prices are still 30-50% below Dubai.

How much does a square metre cost in Dubai in 2026?

In central freehold zones (Downtown, Marina) — AED 20,000-25,000 ($5,400-6,800)/m². On the periphery (JVC, Dubailand, Town Square) — AED 10,000-15,000 ($2,700-4,100)/m². Premium on Palm Jumeirah and at Emaar Beachfront — AED 30,000-60,000+/m².

What is the 2-year visa when buying from AED 750K?

A Resident Visa for real-estate investments from AED 750K (~$200K) — issued for 2 years with the right to renew. Not to be confused with the Golden Visa: the 2-year visa is easier to obtain, but it does not cover parents or children over 18. For a family, the Golden Visa from AED 2 million is better.

Other destinations

Explore other markets

Thailandfrom $80,000Omanfrom $180,000Turkeyfrom $80,000Cyprusfrom €200,000Greecefrom €150,000Indonesia (Bali)from $180,000Georgiafrom $40,000Vietnamfrom $50,000Montenegrofrom €100,000Serbiafrom €80,000 (~8.8M ₽)Mexicofrom $120,000Armeniafrom $80,000Bahrainfrom $200,000Saudi Arabiafrom $300,000Kuwaitunavailable for non-GCCPhilippinesfrom $50,000Malaysiafrom $150,000Dominican Republicfrom $150,000Mauritiusfrom $300,000 (PDS entry), from $375,000 (residence permit)Seychellesfrom $500,000 (Eden Island apartments)Sri Lankafrom $80,000Cambodiafrom $40,000 (~4M ₽)Cabo Verdefrom €50,000 (~5.5M ₽)

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