Who is eligible for a 2-year investor visa in Dubai?

Eligibility is granted to property owners whose real estate investment in Dubai is valued at AED 750,000 or more at the time of purchase. Both sole owners and married couples with jointly owned property may apply, provided a certified marriage certificate is submitted. Mortgaged properties are also eligible if at least 50% of the value or AED 750,000 has been paid, and a bank NOC is provided. This category applies only to owners of completed residential units.

How to get an investor visa in Dubai if the property is mortgaged?

You may still apply for the 2-year UAE investor visa if your property is under mortgage, as long as you have paid at least 50% of the property value. You must submit a bank No Objection Certificate confirming the paid amount along with a mortgage statement.

Can a husband and wife apply for the investor visa using joint property ownership?

Yes. Married couples may apply for a Dubai property investor visa using jointly owned property if the total value meets the AED 750,000 requirement. A certified marriage certificate must be submitted to prove the relationship. Either spouse may act as the primary applicant under the GDRFA rules.

Can I sponsor my family under the investor visa?

Holders of the Dubai investor visa may sponsor their spouse, children, and parents. Sponsorship requires certified marriage and birth certificates, valid health insurance, compliant photos, and a Dubai Courts certificate confirming marital status for daughters over 18. If the mother is the sponsor, a notarised No Objection Letter from the father must also be provided.

What are the fees for the UAE 2-year investor visa?

The government fee for the 2-year investor visa in Dubai is AED 10,212. Family sponsorship fees vary: spouses and husbands are AED 7,382, daughters or sons over 18 are AED 7,182 (sons receive a 1-year visa), and children under 18 are AED 6,482. Sponsoring parents' costs are AED 8,882 per year plus AED 319 for file opening.

Is the 2-year investor visa renewable?

Yes. The 2-year real estate investor visa in the UAE is renewable as long as the applicant continues to own a qualifying property valued at AED 750,000 or more. Renewal requires updated documents, valid insurance, and proof of continued ownership. Investors must also hold a new Good Conduct Certificate when renewing.

2-Year Investor Visa in Dubai – Apply Now and Get Investor Residence Visa in UAE

Name: 2-Year Investor Visa
Brand: EGSH

2-Year Investor Visa Services in Dubai

Official Residency for Property Owners in the UAE

EGSH helps property investors obtain a 2-year renewable UAE residence visa through the official procedures of the Dubai Land Department (DLD – Taskeen) and the General Directorate of Residency and Foreigners Affairs (GDRFA). The visa is available to owners of completed properties valued at AED 750,000 or more, including jointly owned units for married couples.

Through EGSH, applicants receive full support with document preparation, medical fitness testing, Emirates ID processing, and final visa issuance.

Why choose EGSH:

Full compliance with DLD and GDRFA procedures
One-visit submission
VIP, queue-free service
Government-regulated fees

Investor visa applications are processed within 7–10 business days, and the residence permit is issued electronically to the applicant once approved.

Official Residency for Property Owners in the UAE

Contact EGSH

Visit our authorised centre during working hours—no prior appointment is required. You may also book your visit online for convenience.

Document Review

Provide your passport, title deed or e-Certificate of Title, personal photo, insurance, and supporting records.

Complete Medical Test & Biometrics

EGSH consultants assist you in submitting your application and arranging your medical fitness test and Emirates ID biometrics.

Receive Your Investor 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–Saturday: 9:00 am–5:00 pm
Friday: 9:00 am–12:30 pm; 2:30 pm–5:00 pm
Sunday: Closed

Call +971 4 612 1810 WhatsApp

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 property worth AED 750,000+.

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

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

A 2-year investor visa is an official UAE residence permit issued to property owners whose real estate investment in Dubai is valued at AED 750,000 or more at the time of purchase. The visa is processed through the Dubai Land Department (Taskeen) and approved by the General Directorate of Residency and Foreigners Affairs (GDRFA). It allows the investor to reside legally in the UAE, access government services, and sponsor eligible family members.

Applications are available for owners of completed residential properties. Mortgaged properties are also permitted, provided at least 50% of the property value or AED 750,000 is paid, and a bank no objection certificate (NOC) is submitted. The residence permit is renewable every two years, as long as the investor continues to meet the property ownership requirements.

The visa is issued electronically after completing medical fitness, Emirates ID biometrics, security checks, and insurance requirements.

When a 2-Year Investor Visa Is Required

The 2-year investor visa in the UAE is suitable for property owners who intend to:

Obtain long-term legal residency in Dubai based on real estate investment
Sponsor a spouse, children, or parents through standard GDRFA procedures
Establish UAE residency without employment sponsorship
Secure access to banking, utilities, education, and healthcare services
Maintain residency while living abroad, with periodic entry into the UAE

It is also used when property is jointly owned by a married couple, provided the combined value meets AED 750,000, and a certified marriage certificate is available.

What Are the Benefits and Limitations of a 2-Year Investor Visa in Dubai

The investor visa provides several benefits. It offers renewable 2-year UAE residency linked to property ownership, eligibility to sponsor immediate family members, and access to official UAE government services. Property ownership is recognised as a stable residency basis, and visa holders do not require employment sponsorship.

However, the visa also has defined limitations.

The property must meet the AED 750,000 minimum value at the time of purchase.
Mortgaged properties require proof of 50% payment and a bank NOC.
Only the property owner may apply; however, a legal representative holding a duly notarised and attested Power of Attorney may be accepted at GDRFA’s discretion.
GDRFA security clearance and a Dubai Police Good Conduct Certificate are mandatory.
All documents, including birth and marriage certificates, must be attested where required.

Failure to meet any condition may delay or prevent visa issuance.

Eligibility Requirements for Property Investors

To qualify for the 2-year investor visa in Dubai, applicants must meet the following:

Own a residential property in Dubai worth AED 750,000 or more.
For mortgaged property: provide proof of 50% payment or AED 750,000, plus a bank NOC and mortgage statement.
For jointly owned property (husband and wife): provide a certified marriage certificate.
Maintain valid health insurance and clear security records.
Provide a Dubai Police Good Conduct Certificate addressed to DLD.

Only completed (ready) properties qualify at this visa tier.

Procedural Features of the Investor Visa Process

The 2-year investor visa process is carried out through a coordinated workflow between the Dubai Land Department (Taskeen), GDRFA, Dubai Police, Dubai Health Authority (HA), and insurance providers. The procedure begins with submitting all required documents at the authorised centre, where the application is reviewed to confirm property value, ownership, and eligibility.

Once the visa application is accepted, the applicant undergoes the mandatory medical fitness examination and completes Emirates ID biometrics through the official Federal Authority for Identity and Citizenship (ICA) channels.

After medical results and security checks—such as the Dubai Police Good Conduct Certificate—are cleared, the application moves to GDRFA for final residency approval.

Upon approval, the investor visa is issued electronically and sent directly to the applicant’s email. The full process typically takes 7–10 business days, depending on the completion of medical, biometric, and security procedures.

Family Sponsorship Requirements

Investors holding a 2-year residency visa in Dubai may sponsor their immediate family members, provided all required documents meet GDRFA standards. Sponsorship of a spouse and children requires a certified marriage certificate, certified birth certificates, valid health insurance, recent personal photos that comply with GDRFA specifications, and copies of the sponsor’s passport and Emirates ID.

If the mother is the sponsor, a notarised No Objection Letter from the father must also be provided, and daughters above 18 must submit proof of unmarried status issued by the Dubai Courts.

Parents may also be sponsored under a 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 approval by the GDRFA and must be renewed in line with the investor’s residency status.

Official Fees for the 2-Year Investor Visa

The government fee for issuing a 2-year investor residence visa in Dubai is AED 10,212, payable through authorised payment channels at the time of application. Fees for sponsoring family members vary depending on the relationship and visa duration.

A spouse or husband sponsored under the investor’s file requires a payment of AED 7,382 for a two-year permit, while daughters over 18 and sons over 18 require AED 7,182 (sons receive a one-year permit). Children under 18 are issued a two-year permit at a fee of AED 6,482.

Parents can be sponsored for a one-year residence permit at AED 8,882, with an additional AED 319 charged for opening the sponsorship file. All fees must be settled via bank transfer, credit card, or cash, and processing follows the official structure set by DLD Taskeen and GDRFA.

Common Errors That Delay Investor Visa Processing

Delays in issuing the investor visa occur when the property value does not meet the minimum AED 750,000 threshold or when owners of mortgaged properties fail to provide the required bank NOC and proof of 50% payment.

Errors in personal documentation are also common, including missing attested birth or marriage certificates, incomplete Good Conduct Certificates addressed to the DLD, or personal photos that do not meet the GDRFA specifications.

Applications may be further delayed if the applicant attempts to apply through a representative without attending in person, as the investor must be physically present for submission. Outdated or insufficient health insurance can also cause interruptions, as valid coverage is required for investors and their dependents.

What Happens After the Visa Is Approved

Once the application is approved by the GDRFA, the investor receives the electronic residence permit by email. This confirms their legal residency status and enables access to banking, utilities, government services, and other procedures that require residency. The Emirates ID is then issued after biometrics are completed, and the card is delivered or collected according to the applicant’s preference.

After receiving the visa, the investor may submit family sponsorship applications for their spouse, children, or parents. These dependants must meet GDRFA documentation and health insurance requirements, and sponsorship can only begin once the investor’s own residency and Emirates ID are fully activated.

The visa remains valid for two years and must be renewed before expiry. Renewal requires continued ownership of a qualifying property valued at AED 750,000+, valid insurance, and updated supporting documents.

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.

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Frequently Asked Questions About the 2-Year Investor Visa in Dubai

Still have any questions?

Went there for a consulting. Booked an appointment in advance thro their website. Came early — no line — which is good. Very pleasant interior. My consultant Rachel, was polite. Answered all my questions. Can’t judge regarding the process once applied for an exact service, but consulting went well.

This trustee office is remarkably quiet, and it is unquestionably the finest I have experienced in Dubai. Umama Azeem was an absolute pleasure to work with; she ensured that all documentation and formalities were thoroughly prepared prior to the arrival of both the buyer and the seller. As a result, the transaction itself was completed within approximately ten minutes. For anyone uncertain about which trustee office to choose among the many available options, this is undoubtedly the correct choice. My sincere thanks to Umama Azeem for her exceptional assistance.

Amazing support and communication during the whole process. Rachel, Yara and Maria were super well organized and assisted in record time. We finished the whole process from star to end in 4 business days for 10 year Golden Visa!

I had an excellent experience with the wonderful help of Maria Claudia Garcia. Her professionalism and attention to detail made the whole process easy.

They are really very amazing very kind I was having problem with my residency and my license miss Zara and miss Amna they really help me from start to end and they are really very kind and professional highly recommend if any wants to setup there business go with egsh and thanks miss Zara 🙏 you are really very amazing person

I had a pleasure being assistanced by Ms. Natalia today and her support throughout the process. Everything was smooth, super professional, efficient and high level service was exceptional. Highly recommended for anyone looking for reliable and smooth government-related services.

I had such a great experience with EGSH (Emirates Government Services Hub)! Everything went super smoothly, and the team was really helpful. A big shout‑out to Ms. Zara Moshiri—she was kind and supportive the whole way through. Truly appreciate it!

Super quick and efficient service. Maria was available via WhatsApp and responded very quickly to all messages.

I got a delightful service from them to upgrade my visa category half of the expected timeline. Compared with my previous place, this the best and I would like to recommend any of visa service for all of you. * reasonable fair (I was asked twice my previous what I paid). * fast service and delivering before timeline. * Authentic service. Thank you so much Maria for your dedicated service.!

An exceptional service from Zara at EGSH. She guided us perfectly through the process and managed to get us even more than we had anticipated. A world class service center with exceptional staff. Would recommend them to anyone who wants to get sorted for government services

Hello, My Name is Kelvin it was my first time to hear EGSH Emirates Govt from my sponsor. I was assisted By Mrs Maria Claudia Garcia the experience was amazing from the beginning to the End she has been supporting and guiding me through all the process. I am grateful to her and the entire team for the help. I trust and believe EGSH is a place to recommend to family members and friends.

A very hassle free experience from EGSH. Special mention of Ms.Zara who was most helpfull. Her quick response to queries and swift action are much appeciated.

We had the pleasure of being assisted by the lovely Ms Maria and Ms Randa. They were clear concise and super professional throughout our whole process of renewing our Ejari and business licence. Maria provided continued support while we were waiting for our business Ejari to come through and made it a simple seamless process. I can’t thank these lovely ladies enough. We saved so much money going direct and it was refreshing knowing we are not over paying going through a PRO or typing service company that add so many fees. I saved over 6000aed just for reference. Thank you to EGSH staff. Especially Maria & Randa 🙏

EGSH in art of living is the best Hub center for every thing that you want in dubai Specially Ms.ZARA MOSHIRI is the advisor and assistance and she is beside you in every step Thank you Ms.ZARA MOSHIRI and EGSH

I recently visited this institution had an exceptional experience! Ms. Maria Claudia took the time to understand my needs and preferences. I really appreciate her support and services.

Good morning, I needed to apply for the Golden Visa and went to this EGSH Emirates office. I was very impressed by their facilities and the peaceful atmosphere. We were fortunate to be assisted by María Claudia García, who provided exceptional service. She advised and helped us every step of the way, guiding us through the entire process until we obtained the Golden Visa. Honestly, people with this level of professionalism and personal touch make one feel more at ease and integrated into this country. Thank you!

I would like to express my appreciation to Ray from EGSH for his outstanding assistance in handling the transfer of our property at Rove Hotel. He was very helpful, accommodating, and patient throughout the entire process, from addressing transaction concerns and verifying documents to the actual property transfer and ensuring the new owner received the title deed…

I worked with Amir and Zara, they took care of everything, I only had to send the mandatory information. In a very short time, everything was completed. I was amazed, considering how difficult it had seemed before. Not to mention, the fees were the same or even lower than those of the other companies I mentioned. For me, it was a 10/10 experience, the quickest and smoothest process someone could have in this journey. Strongly recommend them.

Zara assisted me with my Ejari registration, and she was absolutely amazing. She demonstrated exceptional professionalism, efficiency, and delivered everything promptly. Truly a pleasure to work with!

THE BEST!!! Zara you are as always star

Thanks to EGSH and to Zara for Excellent service — professional, attentive, and truly pleasant experience. Highly recommended!

Had an amazing service for the transfer of property there, specially Rachel Rahmat she was very helpfull throughout the process, looking forward to work more.

Visited for the first time for a property transfer and had an amazing experience with Jessieca! She was professional, helpful, and made the entire process smooth and stress-free. Highly recommended for all government services excellent customer service!

Personally, I find this the best centre in Dubai. They always go the extra mile. Especially Maria Garcia has help out so much in such an efficient way! Thank you!

Went there for ejari cancellation. Excellent place. Staff was so cooperative. Ms Maria and Ms Fatima assist me and it was a fast process.

This is probably the best government service hub in Dubai. You come in, asked to be seated, and the staff will come to you instead of standing on the reception and on queue. They will offer you tea and water are available at each table. Really embodies the Emirati hospitality and what seamstresses Dubai is known for.

I was here the morning of this post. The concierge like service with a contact person arranging for you all the difeerent interactions is making the interactuon as smooth as possible. A truly delightful experience and a true commitment to service excellence, thank you for the great experience and for the initiative to present government interactions in this way!

Outstanding service — fast, friendly, and highly professional. Thank you very much!

I’ve been here for the first time and I can say that this organization definitely worth to come here and make all proceeds with their help! We were changing the owner and such difficult process was really easy for us with your help and most of the time it was done online. So I’m very grateful to Mrs Zara and her support during all the process❤️

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We had great experience with Amal She is so helpful and awesome She stayed with us over her duty today just to finish her work Thanks Amal

I had a really good experience with EGSH (Emirates Government Services Hub). Everything went smoothly and the team was super helpful. Special thanks to Zara and Amal. they were so supportive and kind throughout the process. Really appreciate it!

I had a great experience with this office. They handle everything related to company setup, residency, Golden Visa, DLD, and more. The office is very clean, modern, and welcoming, and the staff are extremely professional and polite. A special thank to Ms. Zara for her kindness and guidance throughout the process so smoothly and professionally, and to Ms. Amal for managing the administrative registration.

Zara is the best always attentive to every requests and helping with a solving problems without delay thank you Zara❤️🌸 …

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