After the airstrikes: Will Golden Visa buyers pause or double down on Dubai?
Billowing smoke, drone exchanges and rising geopolitical tensions in West Asia may have raised questions for global investors, but the uncertainty has not shaken interest in exploring Dubai’s property-linked Golden Visa route. What it has done instead is slow the pace of decision-making as buyers track developments before committing funds.
Dubai’s Golden Visa programme, which offers long-term residency to foreign investors who purchase property worth at least AED 2 million, has emerged as a key route for Indian buyers seeking global mobility and asset diversification. Interest in the scheme remains intact despite the regional tensions, with many investors continuing to explore opportunities while delaying final commitments.
Also read: UAE permits re-entry for residents with expired visas, waives fines until March 31
“Enquiries and site visits remain remarkably steady, but what has changed is the speed of deal closures,” said Vaneesh Manchanda, Managing Partner at Urban Terrace, Dubai.
Speaking with ET Online, he said that while Indian investors remain interested in Dubai property, many are taking additional time to conduct due diligence and assess the geopolitical landscape before finalising investments.
Why investors are rattled
The conflict in the region has introduced a layer of caution for buyers who were earlier rushing into Dubai’s booming property market. According to Manchanda, the shift is visible in how investors approach deals today.
“We are currently seeing a transition from ‘FOMO’ (fear of missing out) to prudence,” he said, adding that the intent to buy remains strong but the timeline has stretched slightly.
Properties around the AED 2 million Golden Visa threshold are witnessing a deliberate pause in decision-making, with buyers using the slowdown to negotiate harder with developers.
Gaurav Golani, Managing Partner at Urban Terrace, said investors are increasingly seeking more flexible payment plans and better terms from developers as the market experiences a temporary lull in transaction activity.
Also read: UAE to cover hotel stays and meal expenses for tourists stranded in the country due to flight cancellations
He added that while transaction velocity has slowed, there is no sign of panic selling or investors withdrawing from purchases, with most buyers simply waiting for greater clarity before proceeding.
Why the Golden Visa remains popular
The Golden Visa continues to act as the main driver behind Indian interest in Dubai property, particularly among buyers looking for long-term residency options.
“The Golden Visa remains the primary structural anchor for Indian buyers,” Golani said, adding that while geopolitical developments may affect the timing of investments, they do not alter the underlying motivation for buying property in Dubai.
The programme has gained traction because it combines property ownership with long-term residency in a global business hub. Golani said that Dubai’s financial ecosystem also strengthens the investment case for Indian buyers.
Also read: UAE waives visa overstay fines for travellers stranded by regional airspace closures
He pointed out that the UAE dirham’s peg to the US dollar provides currency stability against a fluctuating rupee, while the absence of capital gains tax and rental yields of 6–8% act as a financial buffer for investors.
Golani also said that proximity plays a major role in Dubai’s popularity among Indian buyers, noting that the emirate remains a preferred destination because of its accessibility, cultural familiarity and liquidity in the property market.
Is there anything to worry about?
The Golden Visa-driven segment of the property market is typically more resilient than the broader real estate market because investors tend to hold these assets for the long term.
Manchanda said that because the AED 2 million investment is closely tied to residency and family security, most buyers treat these assets as long-term holdings rather than speculative purchases.
Immigration specialists also believe the current tensions are unlikely to weaken Dubai’s appeal as a residency destination.
“Dubai’s image as a safe, tax-free hub has been tested, but the current tensions appear temporary rather than structural,” said Andri Boiko, Global CEO at Garant IN.
“The UAE has already demonstrated that its air-defence systems, crisis-management framework and security coordination can absorb shocks and restore normalcy quickly.”
Boiko said that for Golden Visa investors, the airstrikes are a major news event but do not alter Dubai’s core investment story.
Where the conflict could head
While tensions in West Asia remain fluid, investors are focusing less on the conflict itself and more on how regional economies respond to it. Historically, Dubai has often benefited during periods of global uncertainty.
Golani said that capital rarely disappears during a crisis and tends to move towards stable and well-regulated markets.
For now, Indian investors appear to be watching developments carefully while keeping Dubai firmly on their radar, balancing caution with the long-term appeal of residency in one of the region’s most stable economic hubs.
“Capital rarely disappears during a crisis; it simply repositions itself to safer harbours,” Golani said. “Whether during the financial crisis, the pandemic or regional conflicts, Dubai has repeatedly acted as a wealth-preservation magnet.”
For now, Indian investors appear to be watching developments carefully while keeping Dubai firmly on their radar, balancing caution with the long-term appeal of residency in one of the region’s most stable economic hubs.
Dubai’s Golden Visa programme, which offers long-term residency to foreign investors who purchase property worth at least AED 2 million, has emerged as a key route for Indian buyers seeking global mobility and asset diversification. Interest in the scheme remains intact despite the regional tensions, with many investors continuing to explore opportunities while delaying final commitments.
Also read: UAE permits re-entry for residents with expired visas, waives fines until March 31
“Enquiries and site visits remain remarkably steady, but what has changed is the speed of deal closures,” said Vaneesh Manchanda, Managing Partner at Urban Terrace, Dubai.
Speaking with ET Online, he said that while Indian investors remain interested in Dubai property, many are taking additional time to conduct due diligence and assess the geopolitical landscape before finalising investments.
The conflict in the region has introduced a layer of caution for buyers who were earlier rushing into Dubai’s booming property market. According to Manchanda, the shift is visible in how investors approach deals today.
“We are currently seeing a transition from ‘FOMO’ (fear of missing out) to prudence,” he said, adding that the intent to buy remains strong but the timeline has stretched slightly.
Properties around the AED 2 million Golden Visa threshold are witnessing a deliberate pause in decision-making, with buyers using the slowdown to negotiate harder with developers.
Gaurav Golani, Managing Partner at Urban Terrace, said investors are increasingly seeking more flexible payment plans and better terms from developers as the market experiences a temporary lull in transaction activity.
Also read: UAE to cover hotel stays and meal expenses for tourists stranded in the country due to flight cancellations
He added that while transaction velocity has slowed, there is no sign of panic selling or investors withdrawing from purchases, with most buyers simply waiting for greater clarity before proceeding.
Why the Golden Visa remains popular
The Golden Visa continues to act as the main driver behind Indian interest in Dubai property, particularly among buyers looking for long-term residency options.
“The Golden Visa remains the primary structural anchor for Indian buyers,” Golani said, adding that while geopolitical developments may affect the timing of investments, they do not alter the underlying motivation for buying property in Dubai.
The programme has gained traction because it combines property ownership with long-term residency in a global business hub. Golani said that Dubai’s financial ecosystem also strengthens the investment case for Indian buyers.
Also read: UAE waives visa overstay fines for travellers stranded by regional airspace closures
He pointed out that the UAE dirham’s peg to the US dollar provides currency stability against a fluctuating rupee, while the absence of capital gains tax and rental yields of 6–8% act as a financial buffer for investors.
Golani also said that proximity plays a major role in Dubai’s popularity among Indian buyers, noting that the emirate remains a preferred destination because of its accessibility, cultural familiarity and liquidity in the property market.
The Golden Visa-driven segment of the property market is typically more resilient than the broader real estate market because investors tend to hold these assets for the long term.
Manchanda said that because the AED 2 million investment is closely tied to residency and family security, most buyers treat these assets as long-term holdings rather than speculative purchases.
Immigration specialists also believe the current tensions are unlikely to weaken Dubai’s appeal as a residency destination.
“Dubai’s image as a safe, tax-free hub has been tested, but the current tensions appear temporary rather than structural,” said Andri Boiko, Global CEO at Garant IN.
“The UAE has already demonstrated that its air-defence systems, crisis-management framework and security coordination can absorb shocks and restore normalcy quickly.”
Boiko said that for Golden Visa investors, the airstrikes are a major news event but do not alter Dubai’s core investment story.
Where the conflict could head
While tensions in West Asia remain fluid, investors are focusing less on the conflict itself and more on how regional economies respond to it. Historically, Dubai has often benefited during periods of global uncertainty.
Golani said that capital rarely disappears during a crisis and tends to move towards stable and well-regulated markets.
For now, Indian investors appear to be watching developments carefully while keeping Dubai firmly on their radar, balancing caution with the long-term appeal of residency in one of the region’s most stable economic hubs.
“Capital rarely disappears during a crisis; it simply repositions itself to safer harbours,” Golani said. “Whether during the financial crisis, the pandemic or regional conflicts, Dubai has repeatedly acted as a wealth-preservation magnet.”
For now, Indian investors appear to be watching developments carefully while keeping Dubai firmly on their radar, balancing caution with the long-term appeal of residency in one of the region’s most stable economic hubs.
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