In a world where countries are competing to attract capital and encourage investment, the State of Qatar has adopted a legal framework that provides foreigners with opportunities to obtain residency under specific legal conditions. Among the most notable provisions is Article (7) of Council of Ministers Resolution No. (28) of 2020, which regulates the granting of residency to foreigners through real estate ownership in Qatar. This legislation has opened the door for non-Qataris to obtain residency by owning or having usufruct rights over real estate, subject to specific conditions. This approach forms part of the State’s policy of promoting real estate investment and attracting additional investment into the local property market. It also contributes to Qatar’s development vision, which seeks to establish the country as a leading regional destination for investment and a high quality of life.

Conditions for Obtaining Real Estate Residency in Qatar

Among the conditions for obtaining real estate residency in the State of Qatar for non-Qatari property owners is that the applicant must meet the requirements for eligibility for permanent residency. The law establishes clear conditions that must be fulfilled. The investor must reside in the State of Qatar for a period of no less than 90 days per year, whether continuously or intermittently, in order for the residency to remain valid. In addition, the value of the property must be at least QAR 730,000. The property is assessed based on the approved market value determined by the Real Estate Registration Department at the Ministry of Justice, rather than being limited solely to the purchase price agreed upon by the parties. Furthermore, if the value of the property reaches QAR 3,650,000 or more, the owner of the property is granted additional benefits similar to those available to holders of permanent residency. These benefits include access to government education and healthcare, as well as certain investment-related facilities. These requirements demonstrate the importance placed on ensuring the seriousness and commitment of investors.

The 90-Day Annual Residency Requirement

The law emphasizes the importance of residing in Qatar for at least three months each year, whether continuously or intermittently. This requirement is intended to ensure that holders of real estate residency maintain an actual connection with the State of Qatar and that residency is not based solely on property ownership from abroad without actual presence in the country. In exceptional circumstances where the property owner is unable to meet the 90-day requirement due to force majeure or other special circumstances, the applicable regulations may allow the individual to submit a request for an exemption or an official justification to the relevant authorities. For example, a property owner may apply to the Ministry of Interior for a “Resident Return Permit” if they are required to remain outside Qatar for an extended period exceeding the permitted duration, in order to preserve the validity of their residency. A return permit may allow a resident to avoid having their residency cancelled after exceeding the permitted period of stay outside the country, which is generally up to six months for ordinary residency. The applicant is required to explain the reasons for their absence and provide supporting documentation in order to obtain exceptional approval. Through this legal procedure, a property owner may be able to maintain their real estate residency despite not fulfilling the 90-day annual residency requirement in certain exceptional circumstances, provided that the relevant authorities approve the submitted justification in accordance with the applicable legal procedures.

Determining the Property Value

With regard to determining the property value for residency purposes, the law provides that the relevant reference is the market value approved by the Real Estate Registration Department at the Ministry of Justice, rather than merely the stated purchase price. In other words, eligibility for real estate residency is determined based on an official valuation that reflects the actual market value of the property. This procedure aims to ensure transparency and prevent manipulation in the valuation of properties used to qualify for residency. If the official valuation differs from the purchase price in a way that affects the fulfillment of the minimum property-value requirement, the real estate investor may submit a request for an objection or revaluation to the relevant authorities in order to address any potential discrepancy in the property's valuation. The objection process involves submitting the necessary documents and information for the property to be reassessed by the Real Estate Registration Department. This ensures that the property owner has the right to a fair valuation and can qualify for real estate residency where all applicable conditions are satisfied.

Selling the Property Linked to the Residency

If the property owner sells the property on the basis of which the real estate residency was granted, the residency permit linked to that property becomes subject to cancellation because the legal basis upon which the residency was granted no longer exists. To avoid the immediate loss of residency, the authorities provide the former property owner with a specified period from the date of sale during which they may either purchase an alternative property that meets the applicable requirements or change their residency status to another lawful form of sponsorship. The grace period is three months from the date of sale of the property. If, during this period, the owner purchases an alternative property with a value of at least QAR 730,000 and registers the ownership in their name, they may transfer their real estate residency to the new property and continue to benefit from it without interruption. However, if the grace period expires without purchasing a qualifying replacement property or arranging an alternative form of lawful residency sponsorship, such as transferring to employment sponsorship, the real estate residency will be cancelled upon expiry of the grace period because the basis for eligibility no longer exists. This framework gives serious investors an opportunity to reorganize their legal status without an immediate disruption to their residency in the country, while at the same time ensuring that residency remains supported by a valid and continuing legal basis.

Additional Benefits for Higher-Value Property Owners

It is worth noting that the same legislation provides additional benefits to real estate investors whose property holdings reach a higher value threshold. Under the aforementioned Article (7), if the market value of the property owned by a foreign national reaches QAR 3,650,000 or more, equivalent to approximately USD 1 million, the property owner may enjoy certain benefits associated with permanent residency. These benefits include government education and healthcare benefits for eligible family members, in addition to certain facilities relating to investment and commercial transactions. Accordingly, the real estate residency framework represents a significant incentive for investors seeking long-term benefits and a stable presence in the State of Qatar.