Secure Residence in Dubai as a Property Investor
For non-UAE nationals who own, or plan to own, residential real estate in Dubai, a “2-year Dubai investor visa” is one of the most practical ways to live in the emirate without an employer sponsor. In Dubai, this option is built on the General Directorate of Residency and Foreigners Affairs, Dubai (GDRFA) service called “Issuance of a residence permit for the owner of a property”.
This article explains how the residence permit works in practice as a Dubai property investor visa, how it links to the Dubai Land Department’s Cube eProperty residence visa system, and how it fits within wider UAE residence and Golden Visa rules. You will also find clear information on eligibility, required documents, fees, timelines, family sponsorship and key compliance points.
What Is The 2-Year Dubai Investor Visa Through Real Estate
In everyday language, the “2-year Dubai investor visa through real estate” refers to a residence option available to foreign nationals who own qualifying property in Dubai. Legally, it is based on the General Directorate of Residency and Foreign Affairs (GDRFA) service in Dubai for the “Issuance of a residence permit for the owner of a property”, which grants a residence permit to a foreigner who owns real estate in the UAE without a guarantor or employer sponsor.
In Dubai, this residence category underpins what is commonly marketed as the “Dubai property investor visa” or “Dubai real estate investor visa”. The Dubai Land Department (DLD) confirms that its Cube Center operates an eProperty residence visa system (dldcube.com) through which real estate investors can apply online for a 2-year Property Investor Visa as well as a Property Investor Golden Visa.
Across the UAE, residence visas vary in validity depending on the visa type and sponsor. For Dubai property owners, the residence permit is frequently issued on a two-year basis, and the GDRFA’s fee schedule explicitly differentiates durations beyond two years, although the exact validity always depends on the permit actually granted.
Get Visa Services in Dubai Through EGSH
Authorised One-Stop Government Services Centre
- All government services in one place
- Completed in one visit
- VIP service without queues
- Regulated government fees
Eligibility: Property And Investor Requirements
To qualify for a Dubai property owner residence visa, both the property and the investor must meet specific conditions set by the GDRFA, Dubai. The rules focus on the nature of the real estate, the level of ownership or payment, and the investor’s financial capacity and solvency. These conditions apply at both the entry visa stage and the residence permit stage, with slightly different income thresholds.
Qualifying Property In Dubai
The GDRFA in Dubai sets clear conditions under which properties can support a residence permit for the owner of a property. These rules are designed to ensure the asset is genuine, habitable real estate rather than undeveloped land or purely speculative holdings.
According to the GDRFA’s residence-permit service, the key property conditions are:
- The property must be entirely constructed; land-only or yard-only ownership does not qualify.
- The property must be habitable, and supported by a property ownership certificate from the competent real estate registration authority (in Dubai, this is typically the Dubai Land Department).
- The property must be wholly owned by the applicant, or at least AED 750,000 of its value must be paid.
- The property may be financed by a local bank in the UAE; mortgaged properties are acceptable as long as the payment and ownership conditions are met.
Very similar rules apply at the property-owner entry visa stage. The GDRFA’s “Issuing a visa to a foreigner who owns property” service specifies that the property must be entirely constructed, must be habitable, and must be wholly owned by the applicant (with the possibility of a mortgage from a local bank). In both stages, the central proof is a valid property-ownership certificate issued by the relevant land department or registration authority.
Income And Financial Solvency Conditions
Alongside property ownership,theGDRFA requires evidence that the investor has sufficient income or financial solvency to support residence in the UAE. The thresholds differ slightly between the entry visa and the residence permit.
For the residence permit for the owner of a property, GDRFA requires:
- A salary certificate or employment contract proving a monthly income of at least AED 15,000, or the equivalent in foreign currency
- Other proof of financial solvency, where appropriate
- For the property-owner entry visa, which provides an initial stay of 60 days to complete residence procedures, the GDRFA service specifies: Proof of financial stability or a monthly income of at least AED 10,000, or its equivalent in other currencies.
In practice, investors should be prepared to present clear documentary evidence, such as salary certificates, employment contracts and/or bank statements, depending on their circumstances. This financial information supports the assessment of the visa application and the investor’s ongoing ability to reside in Dubai without becoming a burden on public finances.
Why Choose EGSH for Government Services in Dubai
VIP Service
Personal assistance and priority processing with no queues.
Affordable Fees
Official government rates with transparent, fixed pricing.
All Services in One Place
Comprehensive range of UAE government services under one roof.
One-Visit Completion
Most procedures are completed in a single visit to the centre.
Step-By-Step Process: From Entry Visa To 2-Year Residence
The typical journey for a non-resident property buyer is to obtain a short-term entry visa linked to property ownership, then convert that into a more extended residence permit. In Dubai, this can be done directly with the GDRFA or via the DLD Cube eProperty residence visa system, which integrates property and visa services for real estate investors.
Step 1 – Property-Owner Entry Visa (60-Day Stay)
Before obtaining a residence permit, a foreign property owner may need an entry visa tied to their property. The GDRFA’s “Issuing a visa to a foreigner who owns property” service caters to this and grants a 60-day stay from the date of entry to complete residence-issuance procedures.
For this property-owner entry visa, the GDRFA indicates that the applicant must generally provide:
- A copy of a valid passport.
- A property-ownership certificate issued by the relevant real estate registration authority confirming that the property is entirely constructed and habitable.
- Evidence that the applicant wholly owns the property (it may be mortgaged with a UAE local bank).
- Proof of financial stability or income of at least AED 10,000 per month, or the equivalent in another currency.
The GDRFA lists the main fees for this entry visa as:
- Visa fee of AED 200 plus 5% value-added tax (VAT).
- If the sponsored person is in the UAE, an additional Knowledge Dirham of AED 10, an Innovation Dirham of AED 10, and an inside-country fee of AED 500.
Applications can be submitted through the GDRFA’s digital channels (website and smart application), its Customer Happiness Centres and Amer Service Centres in Dubai. The expected completion time for issuing this entry visa is mentioned as around 48 hours from the time of application, allowing investors to plan their travel and residence permit steps with some predictability.
Step 2 – Residence Permit For The Owner Of A Property (2-Year Basis)
Once in the UAE, or if already in the country on another status, the property owner can apply for the residence permit itself under the GDRFA’s “Issuance of a residence permit for the owner of a property” service. This permit provides residence without an employer sponsor, grounded in the applicant’s qualifying real estate.
GDRFA specifies that the following documents are required:
- A copy of the passport.
- A recent personal photograph with a white background.
- A real estate ownership certificate issued by the competent authority.
- A salary certificate or employment contract proving a monthly income of at least AED 15,000, or equivalent in foreign currency, or other proof of financial solvency.
The main government fees listed by GDRFA for this residence permit are:
- Residence permit fee: AED 200.
- Knowledge Dirham: AED 10.
- Innovation Dirham: AED 10.
- Inside-country processing fee: AED 500 (when applicable).
- Courier delivery fee: AED 20.
The GDRFA also notes that the issuance fee increases by AED 100 for each year once the residency duration exceeds two years. This reflects that two years is a standard baseline for this category, even though the precise term is indicated on the issued permit. The expected completion time is again around 48 hours, and applications can be made via the GDRFA’s website and smart app, Customer Happiness Centres or Amer Service Centres.
In Dubai, the Dubai Land Department’s Cube Center has created an integrated eProperty residence visa platform (dldcube.com) where real estate investors can apply online for the 2-year Property Investor Visa supported by this GDRFA category. The platform is multilingual, allows electronic tracking of applications and offers video-calling features so investors can make inquiries remotely, streamlining the overall process for property owners.
Visit EGSH for VIP Service Without Queues
You can stop by EGSH during working hours without an appointment or book your visit at a time that suits you best.
Address
Art of Living Mall, Al Barsha 2, Dubai
Operating hours
Monday–Saturday: 9:00 am–5:00 pm
Sunday: Closed
Fees, Validity And Key Compliance Points
Understanding the fee structure, common validity periods and core compliance rules is essential to budgeting accurately and keeping your Dubai property owner residence status in good standing.
Government Fees And Validity At A Glance
The table below summarises the main government fees listed by the GDRFA, Dubai, for the property-owner entry visa and the residence permit for the owner of a property.
| Service | Core Government Fees (as per GDRFA) |
|---|---|
| Property-owner entry visa (60-day stay) | Visa fee AED 200 + 5% VAT; if applicant is in the UAE: Knowledge Dirham AED 10, Innovation Dirham AED 10, in-country fee AED 500 |
| Residence permit for the owner of a property | Residence permit fee AED 200; Knowledge Dirham AED 10; Innovation Dirham AED 10; inside-country processing fee AED 500 (when applicable); courier AED 20; + AED 100/year over 2 years |
The GDRFA does not fix a single standard validity on its public page, but the additional fee for each year beyond two years indicates that a two-year duration is a normal reference point for this Dubai 2-year residence visa for property owners. The actual period of stay, however, is determined by the residence permit issued and printed in the passport or Emirates ID record.
Staying Outside The UAE And Grace-Period Rules
Under UAE federal rules, residence visas are generally cancelled automatically if the holder stays outside the UAE for more than six consecutive months, unless they fall into specific exempt categories listed in the regulations. This rule applies broadly across residence visa types and is an essential consideration for international investors who travel frequently.
For the owner of a property, the residence permit for the GDRFA’s additional information section states that there is a 60-day grace period to stay within the UAE after the residence expires or is cancelled. During this grace period, the holder may either regularise their status (for example, by renewing or switching category, if eligible) or leave the country without incurring overstay fines.
Property investors should therefore monitor both their physical presence in and out of the UAE and their visa expiry dates.
Pathway To Golden Residency For Real Estate Investors
For investors with higher-value property portfolios, the standard Dubai property owner residence visa can also be a stepping stone to UAE Golden Residency. The GDRFA’s property-owner entry-visa page notes that if at least AED 2,000,000 of the value of the property has been paid, the property owner is entitled to obtain Golden Residency, subject to the applicable federal conditions.
According to the UAE Government portal, real estate investors may obtain a Golden Visa – described there as a 5-year renewable Golden residence – when they own one or more properties with a total value of at least AED 2,000,000. This must be supported by a letter from the relevant land department, and the framework allows qualification even when the property is purchased with a loan, provided the loan is from specific local banks approved by the competent local entity.
The DLD Cube eProperty residence visa system confirms that, in Dubai, real estate investors can apply not only for the 2-year Property Investor Visa but also for a Property Investor Golden Visa, with the DLD referring to 10-year Golden investor options on its platform. As the federal portal describes Golden residence as a renewable 5-year status, investors should verify the precise duration and conditions with the DLD and GDRFA at the time of application, and treat all Golden Visa planning as subject to the most recent official guidance.
Family Sponsorship And Practical Next Steps
Once you hold a valid Dubai property owner residence visa, you may wish to bring close family members to live with you. The UAE Government portal’s “Residence visa for family members” guidance confirms that residents, including investors and property owners, can sponsor their immediate family, provided they meet the minimum salary thresholds.
Under these federal rules, a resident may sponsor family members if they earn at least AED 4,000 per month, or AED 3,000 plus accommodation. Usual supporting documents – such as proof of relationship, attested marriage and birth certificates, and evidence of income – continue to apply, and the detailed requirements are set by the GDRFA, Dubai and other competent authorities and may change over time.
In practice, investors can use several official channels to manage this process: the GDRFA’s digital platforms, Amer Service Centres in Dubai, such as EGSH, and guidance from the Dubai Land Department’s Cube Center.
FAQ: 2-Year Dubai Property Investor Visa
What Is The Eligibility For a 2-Year Dubai Property Investor Visa Status?
Eligibility for a two-year Dubai property investor visa is based on the GDRFA’s residence permit for the owner of a property. The key conditions are that you own an entirely constructed, habitable property in the UAE (typically in Dubai), documented by a property-ownership certificate from the relevant land department, and that you either fully own the property or have paid at least AED 750,000 of its value, including where the property is financed by a local UAE bank. In addition, you must demonstrate a monthly income of at least AED 15,000 or equivalent, or other financial solvency, and satisfy all standard residence-visa checks.
What Is The Minimum Property Value For an Investor Visa In Dubai?
The GDRFA’s residence-permit rules emphasise that the property must be fully built, habitable and supported by an ownership certificate, and state that at least AED 750,000 of the property’s value must have been paid when the ownership is not entirely settled. Separately, federal Golden Visa rules set a minimum property value of AED 2,000,000 (combined across one or more properties) for real estate investors seeking Golden Residency. Investors should therefore review both the GDRFA service description and the federal Golden Visa criteria if planning property purchases around visa eligibility.
What Are The Main Requirements For a Residence Permit For Property Owners In Dubai?
The core requirements for a residence permit for the owner of a property in Dubai are: a valid passport; a recent personal photo on a white background; a real estate ownership certificate issued by the competent authority; proof that the property is entirely constructed and habitable; ownership or payment of at least AED 750,000 of the property’s value (with the possibility of a mortgage from a UAE local bank); and financial evidence such as a salary certificate or employment contract showing a minimum monthly income of AED 15,000, or other proof of solvency. Applications can be filed through the GDRFA digital channels, Customer Happiness Centres and Amer Service Centres.
What Documents Are Required For Dubai Property Investor Visa Applications?
For the property-owner entry visa, typical documents include a passport copy, a property-ownership certificate confirming that the property is fully constructed and habitable, proof that the property is wholly owned by the applicant (even if mortgaged with a local bank), and evidence of financial stability or income of at least AED 10,000 per month or equivalent. For the residence permit itself, the GDRFA requires a passport copy, a recent personal photo with a white background, the real estate ownership certificate, and proof of income of at least AED 15,000 per month or equivalent or other financial solvency documentation.
How To Apply For a Dubai Property Investor Visa Online?
To apply online for a Dubai property investor visa, you can use the GDRFA's official website or smart application, selecting the service for issuing a visa to a foreigner who owns property (for the 60-day entry visa) or the service for issuance of a residence permit for the owner of a property. In parallel, real estate investors in Dubai may use the Dubai Land Department’s DLD Cube eProperty residence visa system (dldcube.com), which allows online submission of applications for the 2-year Property Investor Visa and Property Investor Golden Visa.
What Are The Fees For a Residence Permit For The Owner Of a Property per the GDRFA?
According to GDRFA, the main government fees for the residence permit for the owner of a property are AED 200 as the residence permit fee, Knowledge Dirham AED 10, Innovation Dirham AED 10, and an inside-country processing fee of AED 500, where applicable, plus a courier delivery fee of AED 20. The GDRFA further notes that the issuance fee increases by AED 100 for each year when the residency duration exceeds two years. For the associated property-owner entry visa, there is a visa fee of AED 200 plus 5% VAT, and, if the applicant is in the UAE, an additional Knowledge Dirham AED 10, Innovation Dirham AED 10 and AED 500 inside-country fee.
What Is The 60-Day Entry Visa For Property Owners In Dubai?
The 60-day entry visa for a property owner in Dubai is issued under the GDRFA’s “Issuing a visa to a foreigner who owns property” service. It allows a property-owning foreigner to enter and stay in the UAE for 60 days from the date of entry to complete residence-issuance procedures. Eligibility requires a fully constructed, habitable property, a property-ownership certificate from the real estate registration authority, full ownership (which may be mortgaged with a local bank) and proof of financial stability or a monthly income of at least AED 10,000 or equivalent.
What Is The Difference Between the Dubai Investor Visa And the Golden Visa For Property Owners?
The standard Dubai investor visa through real estate is based on the GDRFA’s residence permit for the owner of a property, typically issued on a two-year basis and tied to ownership of a qualifying, habitable property and specific income or solvency criteria. The Golden Visa for real estate investors is a separate category of long-term Golden Residency, usually for five years on a renewable basis. It applies to investors who own one or more properties with a combined value of at least AED 2,000,000, potentially including mortgaged properties financed through approved local banks. The DLD’s Cube system additionally offers a Property Investor Golden Visa service, including 10-year options, so property owners should check current Golden Visa durations and criteria with the DLD and GDRFA before applying.
Explained by
Amna Issa Abbas
AMER Consultant at EGSH
Amna Issa Abbas is a dedicated AMER centre service provider with two years of proven experience in delivering immigration and customer services, supporting clients, and ensuring compliance with regulatory requirements.
*This overview of the 2-year Dubai investor visa through real estate is based solely on the latest publicly available information from the GDRFA, the Dubai Land Department and the UAE Government portal. It is provided for general guidance only, as rules, fees and processes may change and individual cases may vary.
