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UAE Property Investor Visa: 2-Year vs 10-Year Golden Visa Thresholds
This guide explains the two minimum property investment thresholds for obtaining a UAE residence visa — AED 750,000 for a 2-year investor visa and AED 2 million for a 10-year Golden Visa. It covers eligibility criteria, fees, document requirements, and key differences between both pathways.
The minimum property value for a UAE residence visa depends on the visa category. Property investors who own completed real estate worth at least AED 750,000 qualify for a 2-year renewable residence visa through the Dubai Land Department (DLD) Taskeen programme.
Investors who purchase property valued at AED 2 million or more are eligible for a 10-year Golden Visa administered by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP. Both pathways allow family sponsorship and self-sponsored residency without requiring a national sponsor, but they differ in validity, eligibility conditions, renewal obligations, and long-term benefits.
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Overview of Property-Based Residence Visa Categories in the UAE
The UAE offers two primary residence visa routes linked to property investment. Each route corresponds to a specific minimum property value, visa duration, and set of conditions. Understanding these categories is the first step for any investor evaluating the cost of UAE residency through real estate.
| Visa Category | Minimum Property Value | Visa Duration | Administering Authority | Off-Plan Eligible | Mortgage Permitted |
|---|---|---|---|---|---|
| 2-Year Investor Visa (Taskeen) | AED 750,000 | 2 years (renewable) | DLD / GDRFA | No | Yes (50% paid or AED 750,000 minimum) |
| 10-Year Golden Visa | AED 2,000,000 | 10 years (renewable) | ICP / GDRFA | Yes | Yes (with bank NOC) |
The 2-year investor visa, commonly referred to as the Taskeen visa, is processed through the DLD in coordination with the General Directorate of Residency and Foreigners Affairs (GDRFA). The 10-year Golden Visa is regulated at the federal level by the ICP, with Dubai-based applications typically routed through GDRFA and DLD channels.
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AED 750,000 — 2-Year Investor Visa (Taskeen Programme)
The Taskeen programme provides an entry-level residency pathway for property investors in Dubai. The DLD requires a minimum property purchase value of AED 750,000 at the time of acquisition (https://dubailand.gov.ae). The programme is designed for owners of completed residential property in designated freehold areas.
Eligibility Requirements for the AED 750,000 Threshold
To qualify for the 2-year investor visa under the Taskeen programme, applicants must satisfy the following conditions:
The property must be a completed (ready) residential unit with a title deed issued by the DLD. Off-plan properties do not qualify until handover is completed and a title deed is issued. The property must be located in a designated freehold area where foreign ownership is permitted.
Mortgaged properties are accepted, provided at least 50% of the property value or AED 750,000 (whichever is higher) has been paid to the financing bank, with a no-objection certificate (NOC) from the bank.
A married couple may share ownership of one property valued at AED 750,000 or more, subject to submitting an attested marriage certificate. If the property is jointly owned between spouses, shares must be equal. If shares are unequal, only the higher shareholder may apply as the primary visa holder and then sponsor the other spouse.
The property value is determined by the purchase price recorded on the title deed. Properties registered in other emirates or under the Dubai International Financial Centre (DIFC) jurisdiction are not accepted for Taskeen applications.
Required Documents for the 2-Year Investor Visa
Applicants must submit the following documentation at the DLD service centre:
Valid passport with at least six months' remaining validity Electronic certificate of title or title deed Recent personal photograph meeting ICP specifications Valid health insurance from a UAE-licensed provider Existing UAE ID (if applicable) Copy of current residence or entry visa (if applicable) Certificate of good conduct issued by Dubai Police, addressed to the DLD
For mortgaged properties, the bank NOC and a mortgage account statement showing paid and remaining amounts must be provided. Married couples applying jointly must submit an attested marriage certificate.
Fees for the 2-Year Investor Visa
The DLD publishes the following fee structure for Taskeen visa applications (https://dubailand.gov.ae):
| Fee Category | Amount (AED) | Duration |
|---|---|---|
| Investor visa (main applicant) | 10,212.50 | 2 years |
| Spouse residence permit | 7,382.25 | 2 years |
| Daughter over 18 years | 7,182.25 | 2 years |
| Children under 18 years | 6,482.25 | 2 years |
| Son over 18 years | 7,182.25 | 1 year only |
| Parents (1-year permit) | 8,882.25 | 1 year |
| Sponsorship file opening (parents) | 318.75 | One-time |
Medical fitness examination, Emirates ID processing, and health insurance costs are separate and apply per applicant and each sponsored family member. Processing time is 7–10 business days from submission (https://dubailand.gov.ae).
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AED 2 Million — 10-Year Golden Visa for Property Investors
The Golden Visa programme offers long-term residency for investors who purchase property valued at AED 2 million or more. The ICP administers the Golden Residency programme at the federal level (https://icp.gov.ae). For Dubai-based property, applications are processed through DLD and GDRFA channels.
Eligibility Requirements for the AED 2 Million Threshold
The Golden Visa property route requires:
Ownership of one or more properties with a combined value of at least AED 2 million. The property must be registered under the applicant's name with the relevant land department. Both completed and off-plan properties are eligible, provided the property value meets the AED 2 million threshold as confirmed by a DLD valuation certificate.
Mortgaged properties are accepted in Dubai. GDRFA Dubai requires a bank NOC confirming no objection to the residence application. Federal ICP guidelines state properties should be "without loans," but GDRFA Dubai explicitly accepts mortgaged properties.
The previously required minimum down payment of AED 1 million (or 50%) was removed, broadening eligibility for mortgage-financed purchases. Applicants should confirm the current down payment policy with the DLD or GDRFA at the time of application.
Married couples may jointly qualify through a shared property, provided shares are equal and the total value reaches AED 2 million. If the combined value is below AED 4 million, only one spouse qualifies as the primary Golden Visa holder and sponsors the other.
The property value may be assessed through the purchase price on the title deed or through an official DLD valuation certificate. For off-plan properties, a statement of account from the developer or an Oqood (initial sale contract) showing the investment value may be required.
Required Documents for the Golden Visa
Applicants typically prepare:
Valid passport with at least six months' remaining validity Title deed or Oqood registered with the DLD DLD valuation certificate confirming property value of AED 2 million or more (where requested) Bank NOC and mortgage statement (for financed properties) Recent personal photograph meeting ICP specifications Valid health insurance from a UAE-licensed provider Existing Emirates ID (if applicable) Proof of payment or bank statements related to the property purchase (where requested)
The ICP requires a letter from the real estate registration department confirming ownership of property valued at AED 2 million or more.
Fees for the Golden Visa
Government fees for a 10-year Golden Visa through property investment in Dubai typically total approximately AED 9,800–10,000 for the main applicant, covering the medical fitness test, Emirates ID, visa issuance, and DLD service and administrative fees. Additional fees apply per sponsored family member, with approximate costs of AED 3,000–5,000 per dependent. Exact fee schedules should be confirmed directly with the DLD or GDRFA at the time of application, as charges may vary.
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Key Differences Between the AED 750K and AED 2 Million Pathways
The two property investment thresholds lead to substantially different visa outcomes. The comparison below highlights the principal distinctions.
| Feature | 2-Year Investor Visa (AED 750K) | 10-Year Golden Visa (AED 2M) |
|---|---|---|
| Visa duration | 2 years (renewable) | 10 years (renewable) |
| Off-plan eligibility | Not accepted | Accepted |
| Mortgage conditions | 50% paid or AED 750,000 minimum | Bank NOC required; no minimum down payment |
| Family sponsorship | Spouse and children | Spouse, children (no age limit), parents, and domestic staff |
| Son sponsorship age limit | Up to 18 (1-year permit for sons over 18) | No age restriction |
| Absence from UAE | Standard six-month rule applies | Extended absence permitted without visa cancellation |
| Work authorisation | May require additional permission from the Ministry of Human Resources and Emiratisation (MOHRE) | Free to work for any employer or self-employ |
| Renewal cycle | Every 2 years | Every 10 years |
| Property aggregation | Single property only | Multiple properties may be combined |
The Golden Visa provides considerably greater flexibility for investors with families, particularly those with adult sons, as there is no age restriction for sponsoring children under the Golden Visa category. The 2-year investor visa follows standard GDRFA age caps, limiting sponsorship for sons over 18 to a one-year permit.
For investors concerned about maintaining continuous UAE presence, the Golden Visa removes the standard requirement to enter the UAE at least once every six months to keep the visa active. This is a material advantage for individuals managing businesses or investments across multiple jurisdictions.
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Mortgage Rules for Each Visa Category
Mortgage treatment differs between the two visa pathways, and this distinction frequently causes confusion among applicants.
For the 2-year investor visa under Taskeen, the applicant must have paid at least 50% of the property value or AED 750,000 (whichever is higher) to the financing bank. A bank NOC and mortgage account statement are mandatory. The property must be a completed unit with a title deed.
For the Golden Visa in Dubai, the previous minimum down payment requirement of AED 1 million was removed. Applicants must provide a bank NOC confirming the bank has no objection to a residence permit being issued on the property. The key requirement is that the property meets the AED 2 million threshold on the DLD valuation certificate, regardless of the outstanding mortgage balance. However, it is important to note that federal ICP guidelines and individual emirate GDRFA offices may interpret mortgage eligibility differently. Abu Dhabi, for instance, accepts mortgaged properties through national banks but requires the investor's paid equity to be at least AED 2 million.
Investors should confirm the current mortgage policy with the specific emirate's GDRFA office before filing a property-based visa application.
Application Process for Property Investor Visas in Dubai
Both the 2-year investor visa and the Golden Visa follow a structured process coordinated between the DLD, GDRFA, Dubai Police, the Dubai Health Authority (DHA), and insurance providers.
Step 1 — Document Preparation and Property Verification
Gather all required documents, including the title deed (or Oqood for Golden Visa off-plan applications), passport, photographs, health insurance, and bank NOC (if applicable). The DLD verifies property value, ownership, and eligibility through its records. For Golden Visa applicants, a DLD valuation certificate may be required to confirm the AED 2 million threshold.
Step 2 — Application Submission Through an Authorised Service Centre
Applications for the Taskeen investor visa and the Golden Visa are submitted through authorised government services centres such as Emirates Government Services Hub (EGSH). The centre coordinates directly with the DLD and GDRFA to process property-based visa applications on behalf of the applicant. The applicant is required to attend in person for document verification and biometric capture at the relevant stage of the process.
Step 3 — Medical Fitness Examination
The applicant undergoes a mandatory medical fitness test, including a blood test and chest X-ray, at an accredited Smart Salem centre. Results are typically available on the same day and are transmitted electronically to the relevant authority. Applicants are not required to collect results in person.
Step 4 — Emirates ID and Biometrics
Biometric data is captured at designated ICP centres for Emirates ID processing. The Emirates ID is usually issued within one week of biometric submission.
Step 5 — Visa Issuance
Upon completion of all security checks, medical clearance, and document verification, the residence permit is issued electronically and sent to the applicant via email. Total processing time is approximately 7–10 business days for standard applications, though complex or incomplete files may take longer.
Applicants who intend to sponsor family members must first complete their own residence visa issuance before submitting dependent applications. Health insurance is mandatory for every sponsored family member, and applications submitted without valid insurance are rejected at the submission stage.
Common Misconceptions About Property Value Thresholds
Several persistent misunderstandings surround the minimum property value requirements for UAE residence visas. Clarifying these can prevent application delays and rejected submissions.
The AED 750,000 and AED 2 million thresholds apply to the property value as recorded on the title deed or DLD valuation certificate — not the deposit amount, monthly instalments, or outstanding mortgage balance. An investor who has paid AED 750,000 towards a property worth AED 1.5 million does not automatically qualify for the 2-year visa; the full property value on the title deed must meet the threshold.
The 2-year investor visa is sometimes referred to as a "Golden Visa" in informal usage. This is incorrect. The Golden Visa specifically refers to the long-term 5-year or 10-year residence permit issued under the federal Golden Residency programme regulated by the ICP. The Taskeen 2-year visa is a separate category processed through the DLD.
Off-plan properties do not qualify for the 2-year Taskeen visa under any circumstances — only completed units with an issued title deed are accepted. For the Golden Visa, off-plan properties may qualify if the property value meets the AED 2 million threshold and is supported by appropriate documentation such as an Oqood and developer statement of account.
Properties located outside designated freehold areas, in other emirates (for DLD-processed visas), or registered under the DIFC do not qualify for the Taskeen programme. Golden Visa eligibility for properties outside Dubai should be verified with the relevant emirate's land department and GDRFA office.
Retirement Visa as an Alternative Property-Based Pathway
Investors aged 55 or above who do not meet the AED 2 million Golden Visa threshold but own property valued at AED 1 million or more may qualify for a 5-year retirement visa. This pathway requires property ownership of at least AED 1 million or alternative financial qualifications such as savings of AED 1 million or monthly income of at least AED 15,000. The retirement visa allows sponsorship of a spouse and unmarried children and is renewable upon meeting the same criteria. Applicants should verify the current eligibility conditions with GDRFA, as requirements may be subject to updates.
The property retirement visa represents a middle-ground option between the AED 750,000 Taskeen pathway and the AED 2 million Golden Visa, available exclusively to applicants who meet the age requirement.
Frequently Asked Questions
What is the minimum property value to get a residence visa in the UAE?
The minimum property value for a 2-year investor visa (Taskeen) is AED 750,000 for completed residential property in Dubai. For a 10-year Golden Visa, the minimum is AED 2 million, which can be achieved through a single property or multiple properties combined.
Can I get a Golden Visa with a property worth AED 750,000?
No. The Golden Visa requires a minimum property investment of AED 2 million. A property valued at AED 750,000 qualifies only for the 2-year investor visa (Taskeen programme), which is a separate visa category.
Do off-plan properties qualify for a property investor visa in Dubai?
Off-plan properties do not qualify for the 2-year Taskeen investor visa. However, off-plan properties may qualify for the 10-year Golden Visa if the total value meets AED 2 million and the required documentation, including an Oqood and developer statement, is provided.
Can I use a mortgaged property to apply for a UAE investor visa?
Yes, both visa categories accept mortgaged properties under specific conditions. For the 2-year visa, at least 50% of the property value or AED 750,000 must be paid. For the Golden Visa, a bank NOC is required, and the property must meet the AED 2 million threshold on the DLD valuation.
How much does a 2-year investor visa cost in Dubai?
The DLD Taskeen investor visa fee for the main applicant is AED 10,212.50. Spouse sponsorship costs AED 7,382.25, and children under 18 cost AED 6,482.25 each. Medical fitness, Emirates ID, and health insurance fees are separate.
Can a husband and wife share one property for the investor visa?
Yes. A married couple can share ownership of a single property valued at AED 750,000 or more for the 2-year visa, or AED 2 million or more for the Golden Visa. An attested marriage certificate is required. If shares are unequal, only the higher shareholder may apply as the primary visa holder.
How long does the property investor visa application take?
The standard processing time for both the 2-year investor visa and the Golden Visa through the DLD is 7–10 business days from submission, provided all documents are complete. Incomplete or complex applications may take longer.
What happens if my property value drops below the minimum threshold at renewal?
For the Golden Visa, the property must continue to meet the AED 2 million requirement at renewal. If market value falls below the threshold, the investor may need to acquire additional property or obtain an updated DLD valuation confirming the threshold is still met.
Can I sponsor my parents with a property investor visa in Dubai?
Yes. Under the 2-year Taskeen visa, parents can be sponsored for a 1-year residence permit at AED 8,882.25, with an additional file-opening fee of AED 318.75. A dependency certificate, bank statement, and health insurance are required.
Is the 2-year investor visa the same as the Golden Visa?
No. The 2-year investor visa (Taskeen) and the Golden Visa are separate programmes with different thresholds, durations, and benefits. The Taskeen visa requires AED 750,000 and is valid for two years. The Golden Visa requires AED 2 million and provides 10 years of residency with additional privileges, including unlimited absence flexibility and unrestricted family sponsorship.
Official Sources and References
- The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) — Federal authority regulating visa issuance, residency permits, and the Golden Residency programme across the UAE.
- The Dubai Land Department (DLD) — Government authority responsible for property registration, real estate regulation, and the Taskeen investor visa programme in Dubai.
- The General Directorate of Residency and Foreigners Affairs (GDRFA) — Authority overseeing residency and visa processing in Dubai, coordinating with the DLD on property investor visa applications.
- The Dubai Health Authority (DHA) — Regulates medical fitness examinations required for residence visa issuance in Dubai.
- The Official Portal of the UAE Government — Central government portal providing guidance on visa types, eligibility, and application procedures across all emirates.
Important Notice
The information in this article is current as of the date of publication and is provided for general guidance only. Government fees, thresholds, eligibility criteria, and procedural requirements are subject to change at the discretion of the relevant UAE authorities. Applicants should verify all requirements directly with the Dubai Land Department, the Federal Authority for Identity, Citizenship, Customs and Port Security, or the General Directorate of Residency and Foreigners Affairs before submitting any application. This article does not constitute legal advice, and approval of any visa application remains at the sole discretion of the competent government authority.
