Which banks and developers participate in the First Time Home Buyer Programme?

The programme launched with 22 developers and five banks. Participating developers are Emaar, Nakheel, DAMAC, Meraas, Binghatti and Danube among others. Partner banks are Emirates NBD, Emirates Islamic, Commercial Bank of Dubai, Dubai Islamic Bank and Mashreq.

Can multiple properties qualify for the Dubai Golden Visa?

Yes. Investors no longer need a single property worth AED 2 million. They can combine the value of multiple properties to reach the qualifying amount.

Does Flexi Rent replace the traditional cheque system?

No. Flexi Rent is optional and depends on the property management company. Landlords and tenants agree on the payment schedule before signing the tenancy contract. Traditional one-to-four cheque payments apply where Flexi Rent is not offered.

Is buying a studio in Dubai a good way to enter the property market?

A studio for buy in Dubai can be one of the most affordable ways to enter the market because it requires a lower purchase budget than larger apartments. Many first-time buyers choose studios in communities such as Jumeirah Village Circle (JVC), Dubai Silicon Oasis and International City before upgrading to larger homes later.

Does the Dubai two-year investor visa lead to permanent residency?

No. The investor visa is a renewable residency permit, not permanent residency or citizenship. As long as the property ownership requirements are met and renewal conditions are satisfied, eligible investors can renew their visa.

Is there a maximum property value under the First Time Home Buyer Programme?

The programme applies to properties valued below AED 5 million. Homes priced above this limit are not eligible for the programme's benefits, even if the buyer meets all other eligibility requirements.

Do off-plan properties qualify for the Dubai two-year investor visa?

No. Off-plan properties do not qualify for Dubai's two-year investor visa. The Dubai Land Department requires a completed property with a Title Deed before a two-year investor visa can be issued. An off-plan property in Dubai can qualify for the 10-year Golden Visa if it is worth AED 2 million or more and the buyer holds an eligible Oqood (interim title deed) that meets the programme requirements.

3 Policy Changes Shaping Dubai Property Market in 2026

Dubai's residential market entered a more measured phase in Q2 2026 (April to June) as regional uncertainty caused buyers to delay purchasing decisions. The betterhomes Q2 2026 market report points to resilient pricing despite lower transaction volumes, supported by factors such as a high share of cash buyers, off-plan demand and a supportive policy environment. During the quarter, Dubai also introduced three government initiatives that affected buyers, investors and tenants. Here's what changed and how those policy updates fit into the Q2 market picture.

Key takeaways

First-Time Home Buyer Programme covers residential units valued below AED 5 million.
The AED 750,000 minimum property value is removed for two-year sole investor visa applicants.
Flexi Rent allows monthly, quarterly and semi-annual rent payments.
Dubai recorded 34,850 residential property transactions during the second quarter.
June alone registered over 40,000 new and renewed tenancy contracts.

Dubai Q2 2026 market snapshot

Dubai's real estate market produced mixed results in Q2 2026. Sales volumes declined from a year earlier, off-plan projects in Dubai retained their lead and tenant enquiries increased. The table below summarises the quarter's headline figures.

Dubai residential market metrics	Q2 2026 data
Residential transactions	34,850
Transaction value	AED 84.9 billion
Off-plan market share	76%
June transactions (month on month)	+28%
June secondary MOUs	96% of June 2025
Tenant enquiries	+20% YoY
Average apartment price	AED 1.79 million

Source: Property Monitor and betterhomes data

Policy 1: First-time home buyer programme

Launched in July 2025, the First-Time Home Buyer Programme expanded in June 2026 after the Dubai Land Department added nine developers. The programme now features 22 developers and five banks. More than 3,200 residents had purchased their first home through the initiative, with total transaction value exceeding AED 5 billion. The programme is open to UAE residents aged 18 or above who do not own a freehold property in Dubai and are buying their first home priced below AED 5 million.

Eligible buyers can access several benefits, such as:

Priority access to selected property launches
Preferential purchase prices on participating projects
Flexible developer payment plans
Interest-free instalments for DLD registration fees through credit cards
Preferential mortgage rates and tailored financing through partner banks

Registration is available through the Dubai Land Department website and the Dubai REST app. Approved buyers receive a QR code that participating developers and banks use to verify programme eligibility.

Policy 2: Property-linked residency reforms

In April 2026, Dubai revised the property-linked residency framework overseen by the Dubai Land Department. Sole owners no longer need to meet a minimum property value of AED 750,000 to qualify for the Dubai 2-year investor visa. Joint owners must each hold a share worth at least AED 400,000.

Before the reforms, sole buyers purchasing studios and one-bedroom apartments below AED 750,000 could not qualify for the two-year investor visa. Communities such as Jumeirah Village Circle (JVC), International City and Dubai Silicon Oasis now appeal to more buyers because qualifying no longer depends on crossing that price threshold.

In the apartment segment, the betterhomes Q2 2026 report shows annual price growth of 35.5% in Al Jaddaf, 27.2% in apartments for sale in Living Legends, and 21.4% in Meydan. The updated residency rules give investors more ways to acquire long-term visas across these and other residential markets.

Note: The updated rules apply only to completed properties with a registered title deed. Off-plan units do not qualify for the two-year investor visa.

Policy 3: A new way to pay rent with Dubai flexi rent

The Dubai Land Department launched Flexi Rent on 23 June 2026 in partnership with 11 real estate companies, among them Wasl Properties, Deyaar Property Management, Dubai World Real Estate, Dubai Investment Real Estate and Driven Properties. The initiative allows these companies to offer monthly, quarterly or semi-annual rent installments instead of the traditional one to four post-dated cheques. Eligible residential tenancy agreements in Dubai can also offer extended payment plans, grace periods, revised payment schedules and, in some cases, waived rent increases. These benefits vary by company and are agreed between the landlord and tenant before being recorded in the tenancy contract.

According to the betterhomes Q2 2026 report, tenant enquiries increased 20% year on year and 18% quarter on quarter. June also saw more than 40,000 new and renewed tenancy contracts, the highest monthly total on record in Dubai. The initiative entered the market during one of Dubai's busiest months for residential leasing.

Disclaimer: Policy details verified as of July 2026. Rules may change; confirm current criteria with the Dubai Land Department.

How Dubai property policies are changing the market

Each initiative addresses a different constraint in Dubai's real estate market. Home buyers have more financing options, investors have more property options eligible for residency, and tenants have choices on how they pay rent.

Q2 2026 showed that Dubai's property market could absorb slower sales without a sharp change in prices. Buyer and tenant activity picked up in June, while off-plan projects witnessed most residential transactions. These policy changes build on those market conditions and give more people practical routes to buy a flat in Dubai, invest in villas or rent a property more easily.

Final thoughts

Q2 2026 closed with 34,850 residential transactions worth AED 84.9 billion, despite a slower quarter for sales activity. Government policy also did not stop with the three initiatives covered in this report. The Dubai Land Department has confirmed that additional real estate companies will join the Flexi Rent programme and that another housing affordability initiative is in development. At the same time, the Betterhomes Q2 2026 report forecasts Dubai's residential supply pipeline to reach 160,700 units in 2027, the highest annual delivery in the current cycle. As more homes enter the market and affordability measures expand, investors, buyers, and tenants will have more choices in Dubai's residential sector.

Browse more Dubai real estate blogs that cover community price trends and the latest market updates, or speak with a consultant at betterhomes, a top real estate agency in Dubai.