In July 2025, the UAE government put an end to months of online speculation with a clear message: cryptocurrency holdings do not qualify for a UAE Golden
Visa. Owning Bitcoin, Ethereum, or any other digital asset — regardless of value — does not make an investor eligible for long-term residency. That clarification appeared decisive. The UAE welcomes crypto, regulates it tightly, and does not tax individual crypto gains. But when it comes to residency, crypto alone does not open the Golden Visa door. However, the situation is more nuanced than it first appears — especially when real estate enters the picture. Crypto Is Excluded — Property Is Not While crypto assets are excluded as a standalone eligibility category, real estate remains one of the most established Golden Visa routes. Under the property pathway, applicants must own one or more properties with a combined value of at least AED 2 million. Ownership must be officially registered with the relevant land authority — in Dubai’s case, the Dubai Land Department (DLD) — and supported by a current valuation certificate. Immigration authorities assess the official valuation, not merely the purchase price. Crucially, the Golden Visa framework evaluates what you legally own, not how you paid for it. This distinction matters because the UAE now permits property purchases using cryptocurrency — raising a practical question for investors: If crypto can be used to buy qualifying property, can that property support a Golden Visa application? What The July 2025 Clarification Actually Said The July clarification followed false online claims suggesting that crypto holders could directly secure Golden Visas. These claims gained traction after a July 6 post alleged that Toncoin holders could obtain 10-year residency for a fixed fee. Dubai’s Virtual Assets Regulatory Authority (VARA), along with federal authorities, swiftly rejected the claims, stating that virtual asset holdings have no link to Golden Visa eligibility. Authorities warned the public to rely only on official government channels. Importantly, the clarification addressed residency eligibility, not real estate law. It ruled out crypto as a qualifying asset — but did not state that property purchased using crypto would be disqualified. Buying Property In Dubai Using Crypto Is Already Legal Dubai already allows real estate transactions funded by cryptocurrency, provided they are executed through licensed, compliant platforms. Major developers such as Emaar, DAMAC, and Nakheel accept digital assets like Bitcoin, Ethereum, USDT, and USDC for selected projects. Both ready and off-plan properties can be purchased this way. These transactions remain fully regulated:
- The Dubai Land Department oversees registration, title deeds, and valuation
- VARA licenses crypto platforms and enforces AML and KYC norms
In July 2025, the DLD even signed a strategic agreement with Crypto.com to expand digital settlement and property tokenisation, aligned with Dubai’s Real Estate Strategy 2033.
Where Tokenisation Fits — And Where It Doesn’t
Tokenised real estate allows investors to buy fractional ownership through blockchain-based tokens, sometimes starting with investments as low as AED 2,000.
Dubai’s first fully tokenised property — a Business Bay apartment valued at AED 2.4 million — sold out within 24 hours in May 2025, drawing investors from over 40 countries.
But when it comes to Golden Visas, fractional exposure does not count.
Residency authorities recognise legal ownership, not fragmented interests. Holding small tokenised fractions across multiple properties does not qualify unless those holdings can be consolidated into a single, registered title deed worth at least AED 2 million under one applicant.
What Actually Determines Golden Visa Eligibility
For a crypto-funded property purchase to potentially support a Golden Visa application, several conditions must be met simultaneously:
- Legal ownership registered with the Dubai Land Department
- A current DLD valuation certificate of AED 2 million or more
- Full AML and KYC compliance via VARA-licensed platforms
- Standard residency documentation, including proof of residence
If these conditions are satisfied, authorities assess the property — not the payment method. At that point, crypto becomes merely a regulated medium of exchange, not a qualifying asset.
Final approval, as always, remains subject to nomination and regulatory discretion.
A Critical Caveat For Indian Investors
Foreign rules do not override domestic laws. For Indian residents, crypto-funded overseas property purchases raise additional risks.
Under India’s regulatory framework:
- Cross-border crypto transfers may violate FEMA
- Undisclosed foreign property can trigger black money laws
- Offshore rental income remains taxable in India
- Crypto transactions face heightened scrutiny and taxation
Failing to route funds through approved channels or disclose assets properly can invite serious legal consequences.
Crypto itself does not qualify for a UAE Golden Visa — and the government has been unequivocal on that point. But property does, even if it was purchased using cryptocurrency, provided all legal, valuation, and compliance requirements are met.
