Property investors in Dubai can obtain a residence permit by owning real estate with a purchase value of AED 750,000 or more, processed through the Dubai Land Department (DLD) Taskeen service. The complete application, including medical examination and Emirates ID registration, is typically concluded within 7–10 business days. Investors qualifying for the AED 2 million threshold may alternatively apply for a 10-year Golden Visa under a separate DLD track. This guide explains the exact requirements, documents, fees, and procedures for both routes.
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What Is a Property Investor Visa in Dubai?
A property investor visa in Dubai is a UAE residence permit issued to foreign nationals who own qualifying real estate in the emirate. The scheme operates under two distinct tracks administered by the Dubai Land Department in coordination with the General Directorate of Residency and Foreigners Affairs (GDRFA) and the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP).
The first track is the 2-year renewable investor residence permit, available under the Taskeen service for properties valued at AED 750,000 or above at the time of purchase. The second track is the 10-year Golden Visa, designated for investors holding real estate with a purchase value of AED 2 million or more.
Both permits confer lawful UAE residence status on the investor and allow family members to be sponsored as dependents. Neither visa type automatically grants the right to work in the UAE; a separate work permit or labour card is required for employment.
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Who Qualifies for a Property Investor Visa in Dubai?
Eligibility is determined by DLD according to criteria set out in the respective service terms for each visa category.
2-Year Investor Residence Permit — Eligibility Criteria
| Criterion | Requirement | Authority |
|---|---|---|
| Minimum property purchase value | AED 750,000 | DLD |
| Property type | Freehold only | DLD |
| Mortgaged property | 50% of property value paid to bank, or AED 750,000 paid — whichever applies | DLD |
| Joint ownership (spouses) | Permitted; combined property value must equal AED 750,000 or more; certified marriage contract required | DLD |
| Residency status of applicant | Resident or visiting foreign investor | DLD / GDRFA |
10-Year Golden Visa — Eligibility Criteria
| Criterion | Requirement | Authority |
|---|---|---|
| Minimum property purchase value | AED 2,000,000 (one or more properties) | DLD |
| Property type | Wholly owned by investor; freehold | DLD |
| Mortgaged property | Bank no-objection letter required confirming AED 2,000,000 paid | DLD |
| Applicant location | Must be inside the UAE at time of application | DLD / ICP |
| Family inclusion | Spouse, children, and parents may be sponsored | DLD / GDRFA |
Important clarification
Only properties located in designated freehold areas of Dubai qualify for investor visa purposes. The value assessed is the purchase price stated on the title deed, not the current market valuation. If your property has appreciated in value since purchase, DLD uses the original purchase figure unless an official DLD valuation certificate is obtained to reflect current value.
Common Mistake Alert
Many applicants assume any Dubai property worth AED 750,000 qualifies for an investor visa. However, the eligibility threshold is based on the purchase price recorded in the title deed at the time of acquisition, not the current market value. Properties in leasehold areas do not qualify. Verify freehold designation and title deed value before submitting any application.
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What Documents Do You Need?
The following document requirements are drawn directly from the DLD Taskeen service and the Golden Visa investor track.
Documents Required — Investor (Both Visa Types)
- Valid passport (minimum 6 months' validity recommended)
- E-Certificate of Title / Title deed (registered with DLD)
- Recent personal photograph meeting GDRFA specifications
- Valid health insurance policy
- UAE ID (Emirates ID), if currently held
- Copy of current residence permit or entry visa, if any
- Certificate of Good Conduct issued by Dubai Police, addressed to DLD (required for the 2-year visa)
- Bank no-objection letter (NOC), if the property is mortgaged
Additional Documents for Family Sponsorship
- Certified marriage contract (for spouse)
- Certified birth certificates for children
- NOC from father notarised by notary (if mother is the sponsor)
- Proof of marital status from Dubai Courts (for daughters over 18 years)
- Undertaking that sons or daughters over 18 are unmarried (Golden Visa track)
- IBAN number for each dependent
Additional Documents for Parents' Sponsorship (Golden Visa)
- Certified dependency certificate from the consulate
- Bank statement for the last 3 months (sponsor)
- Certified birth certificate
Documents such as birth certificates, marriage certificates, and bank letters may be uploaded to the DLD document storage vault in advance of the appointment.
Note: Only the applicant may attend the service appointment. Escorts are not permitted to apply on the investor's behalf, and applications through representatives are not accepted.
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Sunday: Closed
Step-by-Step Application Process
The DLD Taskeen application follows a defined procedural sequence applicable to both the 2-year investor visa and the 10-year Golden Visa.
Step 1 — Gather and Verify All Required Documents
Compile the full document set prior to visiting the service centre. Ensure the title deed is an e-Certificate of Title issued by DLD. If the property is mortgaged, obtain the bank NOC confirming the paid amount. For the 2-year visa, obtain the Good Conduct Certificate from Dubai Police before attending.
Step 2 — Visit the Authorised DLD Service Centre
EGSH is an authorised DLD trustee centre where investors can prepare and submit their full application — whether for the 2-year investor visa or the Golden Visa services — with guidance on document requirements and fee payment at a single location. Medical fitness testing is conducted at Salem Centre, an accredited partner medical facility, which coordinates directly with the application process.
Step 3 — Submit Application and Pay Fees
Present all documents at the service counter. The service officer will review and accept the submission. Fees are payable by bank transfer, credit card, or cash at the point of submission.
Step 4 — Complete Medical Fitness Examination
The medical fitness test is conducted at the authorised health facility Salem Centre. The medical fitness examination for UAE residency assesses general health as required by DHA protocols.
Step 5 — Emirates ID Biometrics
Following the medical examination, biometric data (fingerprints and photograph) is captured for Emirates ID registration through ICP. Emirates ID services are coordinated as part of the residency application process.
Step 6 — Receive Residence Permit
Upon approval, the residence permit is issued and sent to the applicant via email. The standard processing time is 7–10 business days from the date of complete submission, subject to GDRFA and ICP processing.
How Much Does a Property Investor Visa Cost in Dubai?
The following fee breakdown is sourced directly from the DLD official service pages for Investor Visa and 10-Year Golden Visa.
2-Year Investor Visa — Total Fee
| Fee Component | Amount (AED) |
|---|---|
| Investor visa (2 years) — all-inclusive | 10,212.50 |
10-Year Golden Visa — Fee Breakdown
| Fee Component | Amount (AED) |
|---|---|
| Medical examination | 700.00 |
| Emirates ID (10 years) | 1,153.00 |
| Confirmation of residency permit (10 years) | 2,856.75 |
| Dubai Land Department fees | 4,020.00 |
| Administrative fees | 1,155.00 |
| Total | 9,884.75 |
Family Sponsorship Fees — 2-Year Visa
| Dependent | Fee (AED) |
|---|---|
| Spouse (husband or wife) | 7,382.25 |
| Daughter over 18 years | 7,182.25 |
| Son over 18 years (1 year only) | 7,182.25 |
| Children under 18 years | 6,482.25 |
| Parents (1-year permit) | 8,882.25 |
| Sponsorship file opening | 318.75 |
Family Sponsorship Fees — 10-Year Golden Visa
| Dependent | Fee (AED) |
|---|---|
| Spouse, children (10 years) | 5,774.50 |
| Parents (10 years) | 5,774.50 |
| Sponsorship file opening | 318.75 |
| Additional per sponsored person | 100.00 |
All fees are government-set and subject to change. Verify current rates with DLD prior to submission.
2-Year Investor Visa vs Golden Visa: Which Should You Choose?
| Feature | 2-Year Investor Visa | 10-Year Golden Visa |
|---|---|---|
| Minimum property value | AED 750,000 | AED 2,000,000 |
| Permit duration | 2 years (renewable) | 10 years (renewable) |
| Mortgaged property | Permitted (50% paid or AED 750,000 equity) | Permitted (AED 2M paid; bank NOC required) |
| Parents sponsorship | 1-year permit | 10-year permit |
| Family sponsorship | Spouse and children | Spouse, children, and parents |
| Applicant must be in UAE | No | Yes |
| Stay-outside-UAE validity | 180-day continuous absence may cancel permit; investor exemption may apply — confirm with GDRFA | Exempt from 180-day rule; no mandatory return interval required |
| Good Conduct Certificate | Required | Not listed as mandatory |
Choose the 2-year investor visa if: your property purchase value is between AED 750,000 and AED 1,999,999, you are outside the UAE at the time of application, or you prefer a lower initial investment threshold with renewable status.
Choose the 10-year Golden Visa if: your property meets or exceeds AED 2,000,000, you require a long-term stable permit without frequent renewal, and you wish to sponsor parents for a 10-year period.
Pro tip: If your property value is approaching the AED 2 million threshold, request an official valuation certificate from DLD before applying. Market appreciation since purchase may establish Golden Visa eligibility even if the original purchase price was below AED 2 million.
Can You Get an Investor Visa with Mortgaged Property in Dubai?
Yes. Both the 2-year investor visa and the 10-year Golden Visa are accessible to investors with mortgaged property, subject to different conditions set by DLD.
For the 2-year investor visa, the applicant must have paid at least 50% of the property value to the bank, or have paid an amount equivalent to AED 750,000 — whichever condition is applicable. A no-objection letter (NOC) from the bank, confirming it does not object to the issuance of a residence permit on the mortgaged property, and a mortgage account statement are both required.
For the 10-year Golden Visa, the bank must provide a no-objection letter confirming that AED 2,000,000 has been paid, along with confirmation of the outstanding balance. The property must still be registered under the investor's name in DLD records.
Whether the mortgage is with a UAE bank or a developer finance arrangement, the bank NOC requirement applies in both cases. The NOC must be specifically addressed and prepared for
How to Sponsor Your Family with a Property Investor Visa
Both visa categories allow the investor to sponsor immediate family members as UAE residents. The scope of eligible dependents differs between the two tracks.
Under the 2-year investor visa, the investor may sponsor a spouse, children under 18, daughters over 18 (with proof of marital status from Dubai Courts), and sons over 18 (on a 1-year permit only). Parents may be sponsored on a 1-year permit at a fee of AED 8,882.25, subject to a sponsorship file opening fee of AED 318.75.
Under the 10-year Golden Visa, the same categories apply, and parents may be sponsored for the full 10-year duration at AED 5,774.50 per person. Family sponsorship applications are processed through the same DLD service channel.
For all family sponsorship cases, the following are required: a certified marriage contract, certified birth certificates for children, health insurance for each dependent, a recent photograph meeting ICP specifications, and an IBAN number for processing. If the mother is the sponsoring investor, a notarised NOC from the father is required for children under 18.
Why Apply Through EGSH?
EGSH is an authorised DLD trustee centre operating in Dubai. Applications for both the 2-year investor visa and the 10-year Golden Visa can be submitted through EGSH as part of the DLD Taskeen framework.
The EGSH service centre consolidates the full application process: document submission, fee payment, and Emirates ID biometric registration are all handled at a single location, avoiding multiple government queues. All fees collected are official government fees as set by DLD, GDRFA, and ICP.
EGSH is located at Art of Living Mall, Al Barsha 2, Dubai, and operates under DLD authorisation to process investor residence permit applications on behalf of clients. Final approval and issuance of all residence permits remain the exclusive responsibility of the relevant UAE government authorities.
Frequently Asked Questions
What is the minimum property value for an investor visa in Dubai?
The minimum property purchase value for the 2-year investor residence permit is AED 750,000, as specified by the Dubai Land Department under the Taskeen service. For the 10-year Golden Visa, the threshold is AED 2,000,000. Both values refer to the purchase price at the time of acquisition, as recorded in the title deed.
Can I apply for an investor visa if my property is mortgaged?
Yes. For the 2-year visa, at least 50% of the property value must have been paid to the bank, or a paid amount equivalent to AED 750,000 — supported by a bank no-objection letter and mortgage account statement. For the Golden Visa, a bank NOC confirming AED 2,000,000 in paid instalments is required. Both tracks explicitly permit mortgaged properties.
How long does an investor visa application take in Dubai?
The standard processing time is 7–10 business days from the date of complete document submission, as stated by the Dubai Land Department. This timeline is subject to GDRFA and ICP processing and assumes all required documents are correctly provided at submission.
Can a husband and wife apply for an investor visa using jointly owned property?
Yes. DLD permits a husband and wife to share ownership of a single property for the purpose of the 2-year investor visa, provided the combined property value is AED 750,000 or more. A certified copy of the marriage contract must be submitted alongside the application. Each spouse would apply individually for their own residence permit on the basis of joint ownership.
What is the difference between the 2-year investor visa and the Golden Visa?
The 2-year investor visa requires a minimum property purchase value of AED 750,000 and is renewable every two years. The 10-year Golden Visa requires AED 2,000,000 and offers a decade-long renewable permit. The Golden Visa additionally allows parents to be sponsored for 10 years, whereas the 2-year track limits parental sponsorship to a 1-year permit. The applicant must be physically present in the UAE when applying for the Golden Visa; this requirement does not apply to the 2-year track.
Do I need to stay in the UAE every 6 months to keep my investor visa valid?
The rules differ depending on which visa type you hold. For the 2-year investor residence permit, the general UAE rule applies: if the holder remains outside the UAE for more than 180 consecutive days, the residence visa is automatically cancelled. However, investors holding a valid UAE residence visa are listed among the exempted categories by ICP, meaning they may benefit from an extended absence allowance — confirm the applicable conditions directly with GDRFA Dubai (800 5111) or via ICP Smart Services at https://icp.gov.ae.
For the 10-year Golden Visa, the 180-day rule does not apply. Golden Visa holders are explicitly exempt and may enter the UAE at any time as long as their residency permit remains valid, with no mandatory return interval. This is one of the most significant practical advantages of the Golden Visa for investors who travel frequently or divide their time between countries.
Can I work in Dubai with a property investor visa?
The property investor visa is a residence permit, not a work authorisation. Investors holding this visa are not automatically permitted to work in the UAE. A separate work permit or labour card issued through the Ministry of Human Resources and Emiratisation (MOHRE) or the relevant free zone authority is required before commencing employment.
What happens to my investor visa if I sell the property?
If the qualifying property is sold, the basis for the investor residence permit is removed. The visa would typically need to be cancelled or converted to another applicable category. Investors intending to sell should consult with GDRFA and DLD prior to the transaction to understand the implications for their residence status and any dependent family permits.
Explained by
Randa Sameer
Real Estate Services Trustee Consultant at EGSH
Randa Sameer has over three years of experience supporting Dubai Land Department transactions and real estate registrations. Her professional focus includes compliance with DLD regulations, ownership transfers, and trustee documentation.
Official Sources and References
The following official UAE government authorities were referenced in the preparation of this article.
- Dubai Land Department (DLD) — Regulatory authority for real estate registration and property investor visa applications in Dubai, including the Taskeen 2-year investor visa service and the 10-year Golden Visa investor track.
- General Directorate of Residency and Foreigners Affairs — Dubai (GDRFA) — Authority responsible for the issuance and management of UAE residence permits and entry visas in Dubai.
- Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) — Federal authority responsible for Emirates ID registration and identity verification for all UAE residents.
- UAE General Portal — Official government portal for UAE visa and Emirates ID information.
Important Notice
The information contained in this article is current as of February 2026. UAE visa regulations, eligibility criteria, and government fees are subject to change at any time without prior notice. The Dubai Land Department, the General Directorate of Residency and Foreigners Affairs, and the Federal Authority for Identity, Citizenship, Customs and Port Security retain the sole authority to approve, issue, or reject residence permit applications. EGSH facilitates the submission of applications through authorised DLD channels and does not guarantee approval outcomes. Always verify current requirements, fees, and procedures directly with the Dubai Land Department or GDRFA before proceeding with any application.
