Published 22.02.2026
Updated 09.06.2026
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Property Investor Visa in Dubai: Two Routes to Residency
A property investor visa in Dubai is a residence permit issued to foreign nationals who own qualifying real estate in the emirate. The Dubai Land Department (DLD) administers two distinct tracks: a 2-year renewable investor residence permit processed through the Taskeen service, and a 10-year Golden Visa for investors with property valued at AED 2,000,000 or more. Both permits are issued by the General Directorate of Residency and Foreigners Affairs (GDRFA) under the federal immigration framework established by Federal Decree-Law No. 29 of 2021 on the Entry and Residence of Foreigners and its Executive Regulations (Cabinet Resolution No. 65 of 2022).
As of April 2026, the DLD updated the eligibility rules for the 2-year visa: sole owners of a completed residential property may now apply regardless of property value. Joint owners must each hold a share valued at AED 400,000 or more. The 10-year Golden Visa threshold remains at AED 2,000,000. Both visa categories allow the holder to sponsor family members and confer self-sponsored residency without requiring a national guarantor. Neither visa automatically grants the right to work; a separate work permit is required for employment. EGSH, as an authorised Real Estate Services Trustee Centre and Amer Centre, facilitates both application tracks through official DLD Taskeen and GDRFA channels.
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April 2026 Update: Removal of the AED 750,000 Minimum
In late April 2026, the DLD updated the eligibility terms for the 2-year property investor visa on its Cube Centre platform. The previous requirement for a minimum property value of AED 750,000 no longer applies to applicants who are the sole owner of a completed residential property. For jointly owned properties, each co-owner must hold a share valued at AED 400,000 or more.
The 10-year Golden Visa threshold of AED 2,000,000 was not affected by this update. The 5-year retiree visa, which requires a minimum property value of AED 1,000,000, also remains unchanged. No formal federal decree has been published; the update appeared on the DLD portal and is currently being applied to new applications.
Required Documents
The document requirements are published by the DLD for both the Taskeen service and the Golden Visa investor track. The applicant must attend in person; representatives are not permitted.
Primary Applicant
- Valid passport (minimum six months' validity recommended)
- e-Certificate of Title or title deed registered with the DLD
- Recent personal photograph meeting GDRFA specifications
- Emirates ID (if available)
- Copy of current residence visa or entry permit (if applicable)
- Good Conduct Certificate issued in Dubai, addressed to the DLD (Taskeen track only)
- Valid UAE health insurance
- Bank NOC for mortgaged properties, or developer NOC for off-plan properties (Golden Visa only)
Family Sponsorship
- Notarised NOC from the father (if the mother is the sponsor)
- Attested marriage certificate
- Attested birth certificates for children
- Social status certificate from Dubai Courts for daughters above 18
- IBAN for each sponsored dependant
Supporting documents such as marriage certificates, birth certificates, and bank letters can be uploaded in advance through the DLD Document Vault. Pre-uploading reduces processing time at the service centre.
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Application Process: Step by Step
The application procedure follows the same general sequence for both visa tracks. The DLD verifies property eligibility, and the GDRFA processes the immigration component.
Step 1 – Confirm Property Eligibility
Verify that the property meets the applicable criteria: freehold zone, completed status (for the 2-year visa), title deed registered with the DLD, and no legal disputes or unpaid service charges. Applicants with mortgaged property must obtain a No Objection Certificate (NOC) from the financing bank before proceeding. If the property value needs to be confirmed, request an official DLD valuation certificate. Title deed accuracy should also be confirmed; discrepancies between the deed and the passport must be resolved through a title deed modification at the DLD before the visa application can proceed.
Step 2 – Prepare Documents
Gather all required documents as listed in the preceding section. Ensure the passport has at least six months' validity. Obtain valid UAE health insurance. For the Taskeen track, apply for a Good Conduct Certificate from Dubai Police, addressed to the DLD. Supporting documents can be uploaded through the DLD Document Vault before attending the service centre.
Step 3 – Submit the Application
Applications are submitted at the DLD's Al Manara Centre (Cube) or through an authorised Real Estate Services Trustee Centre. EGSH, as a government-authorised Real Estate Services Trustee and Amer Centre, facilitates both the 2-year investor visa and the 10-year Golden Visa for property investors. The centre verifies eligibility, prepares and reviews all documentation, submits the application through official DLD Taskeen and GDRFA channels, and coordinates the medical fitness appointment and Emirates ID biometrics.
Step 4 – Medical Fitness Test and Biometrics
The applicant completes a medical fitness examination at a Dubai Health Authority (DHA)-approved centre. Biometric data is captured for the Emirates ID, which is processed by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP). Both steps are typically completed at the service centre during the same visit.
Step 5 – Residence Permit Issuance
Once the GDRFA approves the application, the residence permit is issued electronically and sent to the applicant's registered email. The standard processing time is 7–10 business days for the Taskeen visa and approximately 2–4 weeks for the Golden Visa, from the date of complete submission. The Emirates ID is issued separately by the ICP and delivered to the applicant.
Family Sponsorship
Property investor visa holders may sponsor eligible family members for UAE residency. Under the 2-year Taskeen visa, the investor can sponsor a spouse and children. Parent sponsorship is available for one year only. Under the 10-year Golden Visa, the investor may sponsor a spouse, children of any age, and parents for the full 10-year period, as confirmed by the DLD Golden Visa service.
Each dependant requires a separate application, individual medical fitness clearance, valid health insurance, and attested relationship certificates. Investors considering long-term family sponsorship may benefit from a comprehensive overview of all Dubai residency visas for property investors to compare sponsorship conditions across visa categories.
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Mortgaged Property and Off-Plan Purchases
Both visa tracks accept applications based on mortgaged property, subject to conditions. For the 2-year Taskeen visa, at least 50% of the property value or AED 375,000 must have been paid, whichever is the higher amount. A bank NOC confirming no objection to the issuance of a residence permit is mandatory in both cases.
For the 10-year Golden Visa, a federal policy circular issued on 20 February 2026 removed the previous requirement to have paid AED 1,000,000 or 50% of the property value before applying. Eligibility is now assessed on the total DLD-certified property value alone, regardless of the outstanding mortgage balance or payment schedule. A bank NOC remains required. A detailed guide to the Golden Visa with mortgaged property explains the bank NOC process, documentation requirements, and common pitfalls.
Off-plan properties are not eligible for the 2-year investor visa. They are accepted for the 10-year Golden Visa provided the purchase is made from a developer approved by the Real Estate Regulatory Agency (RERA) and the property is registered through the DLD's Oqood system. The February 2026 circular confirmed that no minimum payment percentage is required for off-plan properties under the Golden Visa track; the Oqood contract value counts in full toward the AED 2,000,000 threshold.
Combining Multiple Properties
The DLD permits investors to aggregate the value of multiple properties to meet the applicable threshold. All properties must be registered under the applicant's name through valid DLD title deeds and located in designated freehold zones. There is no cap on the number of properties that can be combined. A step-by-step explanation of combining multiple properties for the Golden Visa covers the valuation, documentation, and submission process in detail.
Visa Renewal and Cancellation
The 2-year investor visa must be renewed before its expiry date. Renewal requires continued ownership of a qualifying property, updated health insurance, a new medical fitness test, and current supporting documents. Applicants are advised to begin the renewal process 30–60 days before the visa expires. EGSH processes investor visa renewals through the same DLD Taskeen and GDRFA channels used for the initial application.
If the qualifying property is sold or transferred before the visa expires, the residence permit becomes ineligible for renewal. The holder must cancel the existing visa or apply through a different category. Golden Visa holders should note that the GDRFA places a lien on the qualifying property for the duration of the visa; selling the property requires cancellation of the visa and release of the lien before the DLD processes the transfer.
Common Application Mistakes
Incomplete or non-compliant documentation is the most frequent cause of application delays and rejections. The following issues are regularly encountered at the DLD and GDRFA processing stage.
- Name mismatches between the title deed and the passport. Any discrepancy must be corrected through a title deed modification before the application is submitted.
- Missing or expired bank NOC for mortgaged properties. The NOC must specify the paid amount, the outstanding balance, and the bank's consent to residence permit issuance.
- Health insurance that does not meet DHA minimum coverage requirements, or has expired before the application is processed.
- Passport with fewer than six months' remaining validity.
- Property located outside a designated freehold zone, or property with outstanding service charges recorded in the Mollak system.
- Applying for the 2-year investor visa with an off-plan property; off-plan units are excluded from the Taskeen track.
How EGSH Facilitates the Property Investor Visa
EGSH — Emirates Government Services Hub — operates as a government-authorised Real Estate Services Trustee Centre under the DLD and as an accredited Amer Centre under the GDRFA. The centre is integrated with both the DLD Taskeen system and the GDRFA immigration platform, which allows it to process property investor visa applications from start to finish.
EGSH facilitates the 2-year investor visa and the 10-year Golden Visa for property investors. The process includes eligibility verification against DLD records, document review and preparation, application submission through official channels, coordination of the medical fitness appointment at a DHA-approved centre, Emirates ID biometrics, and government fee collection at regulated amounts. All approvals are issued by the GDRFA and the ICP. EGSH does not approve or guarantee the outcome of any application.
Choosing Between the 2-Year Visa and the Golden Visa
The choice between the two tracks depends on property value, long-term residency goals, and family sponsorship needs.
The 2-year investor visa suits owners of lower-value residential properties who want an entry-level residency pathway. Following the April 2026 update, any sole owner of a completed residential property can apply, making this track accessible to a wider range of buyers. The visa must be renewed every two years, and the holder must not be absent from the UAE for more than 180 consecutive days.
The 10-year Golden Visa is designed for investors with properties valued at AED 2,000,000 or more. It offers greater stability: no minimum stay requirement, longer sponsorship duration for family members including parents, and compatibility with off-plan and mortgaged properties — with no minimum payment percentage required following the February 2026 update. Investors whose property was purchased below the AED 2,000,000 threshold but has since appreciated in value should consider requesting a DLD property valuation to assess eligibility.
Frequently Asked Questions
What is the minimum property value for an investor visa in Dubai?
As of April 2026, sole owners of any completed residential property in Dubai may apply for the 2-year investor visa regardless of value. Joint owners must each hold a share of at least AED 400,000. The 10-year Golden Visa requires property valued at AED 2,000,000 or more, as confirmed by the DLD.
Can I apply for an investor visa with a mortgaged property?
Yes. Both visa tracks accept mortgaged property. For the 2-year Taskeen visa, at least 50% of the property value or AED 375,000 must be paid, whichever is the higher amount. For the 10-year Golden Visa, a federal policy circular issued on 20 February 2026 removed the minimum payment requirement entirely; eligibility is assessed on the total DLD-certified property value. A bank NOC is required in both cases.
How long does the property investor visa application take?
The DLD states a processing time of 7–10 business days for the Taskeen investor visa. The Golden Visa is typically processed within 2–4 weeks from the date of complete submission. Incomplete documentation is the most common cause of delays.
Do I need to be in the UAE to apply?
The DLD requires the applicant to attend in person at the service centre. No companions or representatives are permitted. Applicants outside the UAE may first obtain an entry permit, enter the country, and then submit the investor visa application.
Can I combine multiple properties to meet the threshold?
Yes. The DLD allows investors to aggregate the value of multiple properties, provided all are registered under the applicant's name and located in designated freehold zones in Dubai. A detailed information — combining properties for the Golden Visa.
Does the property investor visa allow me to work in the UAE?
No. The property investor visa is a residence permit, not a work authorisation. Employment in the UAE requires a separate work permit issued by the Ministry of Human Resources and Emiratisation (MOHRE). The investor visa does, however, allow the holder to establish and own a business in the UAE.
What happens if I sell the property while the visa is still valid?
If the qualifying property is sold, the visa cannot be renewed. Golden Visa holders must cancel the visa and release the GDRFA lien on the property before the DLD will process the sale transfer. For the 2-year visa, the investor must either acquire a new qualifying property or apply for a different visa category before the current permit expires.
Is EGSH authorised to process property investor visa applications?
Yes. EGSH is a government-authorised Real Estate Services Trustee Centre under the DLD and an accredited Amer Centre under the GDRFA. It processes both the 2-year investor visa and the 10-year Golden Visa for property investors through official government channels. All approvals are issued by the GDRFA and the ICP.
Explained by
Reem Alsaadi
Customer Happiness Consultant
Reem Alsaadi is a Customer Happiness Consultant in the Registration Trustee department with 3 years of experience. She specialises in Title Deed Transfer, supporting clients in completing property ownership transfer procedures through the Dubai Land Department (DLD). Reem assists individuals, corporate clients, and investors in ensuring accurate and compliant transaction processing.
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 in this article reflects the eligibility criteria, government fees, and procedural requirements published by the DLD, the GDRFA, and the ICP as of June 2026. UAE visa regulations, fee schedules, and property investment thresholds are subject to change without prior notice. All property investor visa applications are subject to approval by the competent government authority. EGSH facilitates applications through official DLD Taskeen and GDRFA channels as an authorised Real Estate Services Trustee Centre and Amer Centre but does not issue residence permits, approve applications, or guarantee any outcome. Applicants should verify the latest requirements with the relevant authority before submitting any application.
