Property as a passport - real estate drives uptake of ‘golden visas’ across the GCC

• Premium residency programmes are gaining momentum in the Gulf
• Saudi Arabia announces policy change to allow foreign property ownership from 2026, easing barriers to entry
• Criteria and benefits are evolving as regional competition intensifies

DUBAI/United Arab Emirates | 21 July 2025: Real estate ownership is emerging as a key pathway to gaining a ‘golden ticket’ residency visa in the Gulf, driving demand for high-value property across the region, reports global property consultancy Knight Frank.

Premium residency programmes have been gaining momentum across the GCC as countries seek to attract investors, entrepreneurs and skilled professionals through long-term visa options. Those making use of these programmes would join the region’s rapidly growing cohort of high-net-worth residents. According to data from Henley & Partners, New World Wealth, the UAE’s centi-millionaire population has increased by 67% in the last five years, while Saudi Arabia’s has grown by 45%—both outpacing the global average of 30%. Oman, Qatar and Bahrain, while smaller in absolute numbers, have also seen growth, with Oman’s centi-millionaire population up 15% in the same period.

As regional competition grows, visa criteria and benefits are evolving, opening new opportunities for residential property purchasers looking to establish long-term ties to the region.

Faisal Durrani, Partner – Head of Research, MENA, said: “Attracting high-net-worth individuals and investors is a key part of government initiatives to promote economic growth and diversification across the GCC. An increasing number of high-net-worth individuals are looking to set up home here, drawn by the lifestyle, social and economic stability, enviable amenities, and world-class leisure and entertainment attractions.

“Governments across the Gulf offering premium residency visas are successfully attracting international wealth and encouraging long-term commitment to the region, which is increasingly seen as a safe haven for international capital. The momentum in uptake we are seeing suggests this strategy is benefiting both global investors and local economies.”

ENTRY REQUIREMENTS

The level of investment required to secure a residency visa through a real estate purchase varies by country, along with the benefits conferred and the conditions imposed.

In Saudi Arabia, to gain a Premium Residency Investor Visa, or ‘Saudi Green Card’, buyers will need to spend a minimum of US$ 1.06 million on residential property. Once the transaction has been approved, the investor will gain a visa that runs for the duration of the property ownership and offers sponsorship of the investor’s immediate family. In addition, the holder has the right to conduct business in the country. As of December 2024, the Kingdom was home to 215 centi-millionaires and 25 billionaires – a 65% increase over the past decade.

In Oman, an investment of US$ 650,000 or more in residential or commercial property entitles buyers to a renewable, five-year visa, while a US$ 1.3 million+ purchase opens up the option of a 10-year visa. Family sponsorship and access to government healthcare and education is included, but ownership is restricted to strategic and border areas, such as Musandam, Buraimi, Dhahirah and Wusta.

The UAE’s Golden Visa Programme requires a residential real estate investment of US$ 545,000 or more to obtain a 10-year, renewable visa. Co-ownership is allowed, providing the individual shares meet the threshold, and visa holders and sponsored family members gain access to national healthcare and education services. The Programme is particularly attractive in a country that now ranks among the world’s leading wealth hubs, with 325 centi-millionaires and 28 billionaires residing in the United Arab Emirates.

Buthainah Albaity, Partner and Head of Private Capital & Family Enterprises, said: “Saudi Arabia's Premium Residency programme is fast becoming one of the most strategic tools for attracting global investors and talent. With a minimum real estate investment of US$ 1.06 million, the scheme offers full property ownership, family sponsorship and the ability to conduct business, all within a framework that encourages long-term residency.”

“Currently, the Premium Residency programme is the only available route for foreign property ownership. As recently announced, this is set to change from 2026, as the Kingdom’s real estate market will open to non-Saudi nationals in certain areas. This upcoming change, part of the Vision 2030 plan, is expected to ease barriers to entry and attract a wider range of buyers to invest in the market. Both initiatives reflect the Kingdom’s ambitions to create a more diverse and inclusive economy.”

In Qatar, a US$ 200,000 residential or commercial real estate purchase entitles you to a five-year, renewable visa. Alternatively, a permanent residency permit with additional benefits, such as healthcare, can be obtained for an investment of US$ 1million+. Both allow visa-free travel across the GCC, but the property must be located in the designated freehold areas of The Pearl-Qatar, West Bay Lagoon (Legtaifiya), Lusail City Al Khor Resort, Al Dafna, Al Qassar, Onaiza, Al Khraij and Jabal Thuaileb.

Spending US$ 530,000 on property in Bahrain qualifies for a 10-year, renewable visa. Family sponsorship and access to education and healthcare are included, but the property must be located in the designated freehold areas of Amwaj Islands, Seef, Durrat Al Bahrain, Juffair and Bahrain Bay.

QUALIFYING INVESTMENTS

Bahrain and Oman both allow a range of property investments to qualify for premium residency, with commercial and industrial purchases included as well as residential. Meanwhile, Saudi Arabia and the UAE specify that investments must be residential, with Saudi Arabia excluding off-plan purchases.

Generally, any home must be mortgage-free to qualify for premium residency in the GCC, although some loans issued by a UAE-based bank may be allowed in the Emirates. Co-ownership is another interesting facility permitted by the UAE, a nod to the strength and maturity of residential markets such as Dubai.

Nicholas Spencer, Partner – Private Capital & Family Enterprises, said: “The growth of premium residency visas across the GCC is great news for global investors looking to set up a home in these rapidly evolving destinations. As coined in our recent Private Capital Report, the ‘Emirates Effect’ is evidence of the UAE’s ability to not only attract, but retain, high-net-worth individuals, families and investors – thanks in part to a deliberate strategy that combines structural advantages with lifestyle benefits.

“In less than 10 years these schemes have become firmly established as a viable entry route for high-net-worth individuals and their families, whilst also creating a fertile landscape for economic growth – beachfront homes in Dubai, for example, now rival prime assets in traditional prime markets like Cannes and Milan.”