2-Year Investor Visa Services in Dubai
Residency Processing for Property Owners Through Official DLD Taskeen and GDRFA Channels
The 2-year investor visa in Dubai is a renewable residence permit for property owners, processed through the Dubai Land Department (DLD – Taskeen) and issued by the General Directorate of Residency and Foreigners Affairs (GDRFA Dubai). Under the updated eligibility criteria, sole property owners may apply with no minimum property value requirement, while multiple owners of a shared property must each hold a registered share valued at AED 400,000 or more. The visa enables the holder to reside legally in the UAE, access government services, and sponsor eligible family members. Applications are accepted for owners of completed residential properties, including jointly owned units held by married couples.
EGSH operates as an authorised Real Estate Services Trustee Centre under the Dubai Land Department, providing full support with document preparation, application submission, medical fitness coordination, and Emirates ID processing through official DLD Taskeen and GDRFA channels.
- Authorised Real Estate Services Trustee Centre
- VIP service without queues
- Official government-regulated fees
Investor visa applications are typically processed within 10–15 working days from the date of complete submission, and the residence permit is issued electronically.
Apply for a 2-Year Investor Visa in Dubai
Officially regulated fees
No hidden charges
Queue-free service
VIP support at no extra cost
From AED 12,000
How to Apply for a 2-Year Investor Visa in Dubai
From Investment Proof to Emirates ID — We Handle Everything
01
Visit EGSH
Walk in during working hours or book your visit online for immediate VIP assistance at the authorised Real Estate Services Trustee Centre.
02
Document Review
EGSH consultants verify your title deed, passport, health insurance, and supporting documents against DLD Taskeen and GDRFA requirements.
03
Application Submission
Your application is submitted through official DLD Taskeen channels, and EGSH arranges your medical fitness appointment and Emirates ID biometrics as part of the process.
04
Receive Your 2-Year Investor Residence Visa
Once approved by the GDRFA, your 2-year investor residence permit is issued electronically and sent to your registered email.
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–Thursday, Saturday: 9:00 am–5:00 pm
Friday: 9:00 am–12:00 pm, 2:00 pm–5:00 pm
Sunday: Closed
Documents Required for UAE 2-Year Investor Visa
Ensure All Investment Documents Are Accurate and Ready
Valid Passport & UAE Visa
Provide a copy of your passport and current UAE residence or entry visa (if applicable).
Property Ownership Proof
Submit an e-Certificate of Title or Title Deed confirming registered ownership of a completed residential property in Dubai.
Personal Photo & Emirates ID
Provide a recent passport-size photo and a copy of your Emirates ID (if already issued).
Supporting Documents
Health insurance and a good conduct certificate addressed to the DLD.
Take a 3D Tour of EGSH
Why Choose EGSH for a 2-Year Investor Visa in Dubai
Accuracy, Speed, and Full Legal Compliance
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.
What Is a 2-Year Investor Visa in Dubai
The 2-year investor visa is a renewable UAE residence permit issued to foreign nationals who own completed residential property in Dubai. The permit is governed by Federal Decree-Law No. 29 of 2021 on the Entry and Residence of Foreigners and its Executive Regulations issued under Cabinet Resolution No. 65 of 2022. The DLD administers the application through its Taskeen platform, while the GDRFA issues the final residence permit upon security clearance.
Previously, all applicants were required to own property valued at AED 750,000 or more to qualify. In April 2026, the Dubai Land Department published revised eligibility criteria. Under the updated rules, sole property owners may apply regardless of property value, while multiple owners of a shared property must each hold a registered share of AED 400,000 or more.
Eligibility Requirements for a Property Investor Visa in Dubai
The eligibility criteria for the property investor residence permit depend on the ownership structure. Sole owners of a completed residential property registered with the DLD may apply with no minimum property value. Where a property has multiple registered owners, each owner must hold a share valued at AED 400,000 or more to qualify independently. Off-plan properties do not qualify for this visa category. Applicants may request title deed verification in Dubai through the DLD to confirm the accuracy and validity of ownership records before submission.
Mortgaged properties are eligible, provided the owner has paid at least 50% of the property value or a minimum of AED 375,000. A bank No Objection Certificate and a current mortgage statement must be submitted. For jointly owned properties held by a married couple, either spouse may apply as the primary visa holder regardless of share distribution, with a certified marriage certificate submitted to confirm the relationship. If shares are unequal and the owners are not married, only owners whose individual share meets or exceeds AED 400,000 may apply.
All applicants must hold a valid passport with a minimum of six months' remaining validity, pass a medical fitness examination, maintain valid UAE health insurance, and obtain a Dubai Police Good Conduct Certificate addressed to the DLD. Investors with property valued at AED 2 million or more may alternatively qualify for a Golden Visa for property investors, which provides a 10-year residence permit under separate eligibility criteria.
Official Fees for the Property Investor Visa in Dubai
The government fee for a new 2-year investor residence visa in Dubai is AED 12,000, which covers the DLD Taskeen service fees, GDRFA residence permit issuance, medical fitness examination, and Emirates ID processing. Renewal of the permit costs AED 8,215 and follows the same processing channels. All fees are settled via bank transfer, credit card, or cash at the authorised centre.
Authority Processing Flow
The investor visa process is carried out through a coordinated workflow between the DLD (Taskeen), the GDRFA, Dubai Police, the Dubai Health Authority (DHA), and the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP). The procedure follows a defined sequence from document submission to electronic visa issuance.
The application begins with document submission at an authorised DLD trustee centre, where ownership, property value, and eligibility are verified against DLD Taskeen requirements. Once the application is accepted, the applicant completes a mandatory medical fitness examination at an accredited facility, which includes blood screening and a chest X-ray per DHA requirements. Emirates ID biometrics are processed through official ICP channels at the same stage.
After medical results are cleared and the Dubai Police Good Conduct Certificate is verified, the application is forwarded to the GDRFA for final residency approval and security clearance. Upon approval, the 2-year investor residence permit is issued electronically and sent to the applicant's registered email. If the property has appreciated since purchase, a DLD property valuation certificate may confirm eligibility for the 10-year Golden Visa category. The full process typically takes 10–15 working days from the date of complete submission, depending on the completion of medical, biometric, and security procedures.
Family Sponsorship Under the Investor Visa
Holders of the investor residence permit may sponsor immediate family members, provided all documents meet GDRFA standards. Sponsorship of a spouse requires a certified marriage certificate, valid health insurance, a recent personal photograph compliant with GDRFA specifications, and copies of the sponsor's passport and Emirates ID.
Children under 18 are sponsored under the investor's file with a certified birth certificate, health insurance, and a personal photograph. Daughters over 18 must additionally submit proof of unmarried status issued by the Dubai Courts. If the mother is the sponsor, a notarised No Objection Letter from the father is required for all dependants.
Parents may be sponsored under a separate one-year renewable permit. This requires a certified dependency certificate from the consulate, the sponsor's original passport and Emirates ID, valid health insurance, a three-month bank statement, and a certified birth certificate. An IBAN number is required for all sponsorship applications to complete the government fee process. Family sponsorship remains subject to GDRFA approval and must be renewed in line with the investor's own residency status.
Common Reasons for Investor Visa Delays or Rejection
Applications may be delayed or rejected when multiple owners of a shared property fail to demonstrate a minimum individual share of AED 400,000, or when owners of mortgaged properties do not provide a bank NOC and proof of payment. Errors in personal documentation are also common, including missing attested birth or marriage certificates, incomplete Good Conduct Certificates, or photographs that do not meet GDRFA specifications.
Applications may be further delayed if health insurance expires or does not meet minimum coverage requirements. Outdated supporting documents, such as an Emirates ID that has expired or a passport with fewer than six months' validity, are additional grounds for return. All documents must be current and compliant at the time of submission to avoid processing interruptions.
Validity and Renewal of the Property Investor Visa
The investor residence permit is valid for two years from the date of issuance. Renewal must be initiated before the visa expires and requires continued ownership of a qualifying property registered with the DLD. The investor visa renewal process follows the same DLD Taskeen and GDRFA procedure, including updated health insurance, a new Good Conduct Certificate, and current supporting documents.
If ownership of the qualifying property is transferred or sold before the visa expires, the residence permit becomes ineligible for renewal, and the holder must apply under a different visa category or exit the UAE within the grace period specified by the GDRFA. For a detailed comparison of the 2-year and 10-year visa routes, the property investor visa Dubai application guide provides additional context on eligibility differences and investment thresholds.
Frequently Asked Questions
What is the minimum property value for a 2-year investor visa in Dubai?
Under the updated eligibility criteria, sole owners of a completed residential property registered with the DLD may apply with no minimum property value requirement. Where a property has multiple registered owners, each owner must hold an individual share valued at AED 400,000 or more. Off-plan properties do not qualify for this visa category.
How much does a 2-year investor visa in Dubai сost?
The government fee for a new investor visa is AED 12,000, which covers the DLD Taskeen service fees, GDRFA residence permit, medical fitness examination, and Emirates ID processing. Renewal costs AED 8,215. Family sponsorship incurs additional fees per dependant, ranging from AED 6,482.25 for children under 18 to AED 8,882 for parents. All fees are government-regulated and payable at the time of application.
Can I get an investor visa on a mortgaged property?
Yes. Mortgaged properties are eligible for the property investor residence permit if the owner has paid at least 50% of the property value or a minimum of AED 375,000. A bank No Objection Certificate and a current mortgage statement must be submitted with the application, as required by DLD Taskeen.
How long does the investor visa application take?
According to the DLD (Taskeen), the investor visa process typically takes 10–15 working days from the date of complete document submission to electronic visa issuance. This timeline includes medical fitness testing, Emirates ID biometrics, and GDRFA security clearance. Delays may occur if documents are incomplete or require correction.
Can I sponsor my family with a property investor visa?
Yes. Holders of the property investor residence permit may sponsor a spouse, children, and parents. Sponsorship requires certified marriage and birth certificates, valid health insurance, and GDRFA-compliant photographs. Parents are sponsored under a separate one-year renewable permit with additional documentation requirements, including a three-month bank statement.
What are the current rules for investor visas in Dubai?
The property investor visa in Dubai is governed by Federal Decree-Law No. 29 of 2021 and its Executive Regulations under Cabinet Resolution No. 65 of 2022. Under the latest update, sole property owners may apply with no minimum value requirement, while multiple owners must each hold a share of AED 400,000 or more. Applicants should check the DLD and the GDRFA for any further regulatory updates that may affect eligibility or processing requirements.
Can I combine multiple properties to meet the AED 750,000 threshold?
Yes, provided each owner holds a registered share valued at AED 400,000 or more. Each qualifying owner may submit a separate investor visa application through DLD Taskeen. Married couples who jointly own a property are treated as a single ownership unit, and either spouse may apply as the primary visa holder regardless of share distribution.
What happens if I sell my property after receiving the investor visa?
The current visa remains valid until its expiry date. However, the residence permit becomes ineligible for renewal once the qualifying property is sold or transferred. The holder must apply under a different visa category or exit the UAE within the grace period specified by the GDRFA.
Rated 4.9 on Google Based on 100+ Client Reviews
What Our Clients Say
Visit Our Centre
Phone
Working Hours



















































































































