Can I renew my investor visa if my property is mortgaged?

Yes, provided you hold a valid No Objection Certificate (NOC) from your financing bank. The paid equity must meet the applicable threshold — AED 750,000 for the 2-year visa or AED 2,000,000 for the 10-year Golden Visa.

What happens if my property value drops below AED 2,000,000 for a Golden Visa renewal?

The DLD's official valuation determines eligibility at renewal. If the current market value falls below AED 2,000,000, you may need to acquire additional property to meet the threshold or consider switching to a 2-year investor visa, which requires a minimum property value of AED 750,000.

How early should I start the investor visa renewal process?

Applicants should begin 30 to 60 days before the visa expiry date. This allows adequate time for document preparation, medical fitness testing, and GDRFA processing, and avoids the risk of overstay fines of AED 50 per day.

Do I need a new medical fitness test for visa renewal?

Yes. A new medical fitness test at a DHA-approved centre is mandatory for every visa renewal, regardless of whether you hold a 2-year or 10-year investor visa. The test includes a blood test and a chest X-ray.

Can I renew my dependents' visas at the same time?

Yes. Family visa renewals can be submitted alongside the principal applicant's renewal. Processing all applications together is more efficient and reduces the risk of dependent visa expiries during processing.

What if I am outside the UAE when my visa is about to expire?

You must be physically present in the UAE for the medical fitness test and biometric capture. If your visa expires while you are abroad, the renewal process may change, and additional steps may be required. It is advisable to initiate the process well in advance of your visa expiry date.

Is my Emirates ID renewed automatically with the visa?

No. Emirates ID renewal is a separate process administered by the ICP. It must be applied for as part of the visa renewal to ensure both documents are updated together.

Can I change the property linked to my visa during renewal?

Yes, provided the new property meets the applicable value threshold and a new title deed has been registered with the Dubai Land Department. The property linkage change is coordinated as part of the renewal application.

Investor Visa Renewal in Dubai

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Renewal Process Through Official GDRFA Channels With Full Document Compliance

Investor Visa Renewal in Dubai

The property investor visa renewal in Dubai applies to foreign nationals who already hold a 2-year investor residence permit (property valued at AED 750,000 or above) or a 10-year Golden Visa (property valued at AED 2,000,000 or above). The renewal process is administered 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.

Renewal involves verifying that the original eligibility conditions are still met. This includes continued property ownership, valid documentation, a new medical fitness test, and reissuance of the Emirates ID through the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP). Applicants who hold a 2-year property investor visa must complete this process every two years, while Golden Visa holders renew every ten years.

EGSH operates as an authorised Amer Centre, processing investor visa renewal applications through official GDRFA systems. EGSH submits, verifies, and coordinates the complete renewal—from document review to medical fitness scheduling and Emirates ID reissuance.

Authorised Amer Centre
VIP service without queues
Official government-regulated fees

According to the General Directorate of Residency and Foreigners Affairs (GDRFA), the expected processing time for investor visa renewal is 7 to 10 working days from the date of complete submission.

Renew Your Investor Visa in Dubai

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+971 4 612 1810

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Book an appointment online or walk in to the EGSH centre for VIP assistance without queues or waiting.

Document Review

EGSH specialists verify all documents against current GDRFA requirements to confirm compliance before submission.

Application Submission

Your investor visa renewal application is submitted through official GDRFA channels with full regulatory compliance.

Receive Your Renewed Residence Visa

Upon approval of the authority, your renewed property investor residence visa and updated Emirates ID are issued and delivered.

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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–3:00 pm
Friday: 9:00 am–12:30 pm
Sunday: Closed

Closed from 19 to 22 March (Eid Al-Fitr)

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Personal Identification

A valid passport with a minimum of six months' remaining validity, a recent personal photograph meeting ICP specifications, and your current Emirates ID.

Property Ownership Evidence

An original title deed or e-Certificate of Title issued by the Dubai Land Department (DLD) confirming continued ownership of the qualifying property.

Mortgage and Financial Documentation

If the property is mortgaged, a No Objection Certificate (NOC) from the financing bank is required to confirm that the paid-up equity meets the applicable threshold.

Supporting Compliance Documents

A copy of the current residence visa, valid health insurance from a UAE-registered provider, and any additional documents specified by the GDRFA for the applicable visa category.

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Personal assistance and priority processing with no queues.

Affordable Fees

Official government rates with transparent, fixed pricing.

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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 Property Investor Visa Renewal in Dubai

The property investor visa in Dubai is governed by Federal Decree-Law No. 29 of 2021 on the Entry and Residence of Foreigners. The Executive Regulations issued under Cabinet Resolution No. 65 of 2022 define the eligibility categories, documentation standards, and renewal conditions for property-based residence permits. Within Dubai, the GDRFA administers all immigration procedures at the emirate level, while the Dubai Land Department (DLD) verifies property ownership and valuation data.

The 2-year investor residence permit is processed through the DLD's Taskeen programme, which consolidates property verification, visa issuance, and medical fitness into a single procedural channel. The 10-year Golden Visa for real estate investors operates under separate ICP and GDRFA guidelines and requires a property valuation certificate issued by the DLD or a licensed valuation office.

Eligibility Criteria at Renewal

Eligibility for investor visa renewal is not automatic. The applicant must demonstrate that the original qualifying conditions remain valid at the time of renewal. For the 2-year investor visa, the applicant must continue to own a completed, freehold property registered with the DLD and valued at AED 750,000 or above at the time of original purchase. If the property is mortgaged, at least 50% of the property value, or AED 750,000, must be paid, supported by a bank NOC.

For the 10-year residence visa for property investors, the applicant must own one or more properties with a combined market value of AED 2,000,000 or above. The DLD's property status certificate or an official valuation report determines the current market value. Mortgaged properties are accepted, provided the applicant holds a bank NOC confirming no objection and the paid-up equity meets the AED 2,000,000 threshold.

Property Value at Renewal—A Critical Consideration

One of the most common concerns at renewal is whether the property still meets the minimum value threshold. For the 2-year visa, the qualifying value is based on the purchase price recorded on the title deed at the time of original acquisition. For the Golden Visa, however, the DLD's current valuation determines eligibility.

If a property originally purchased for AED 2,200,000 has declined in market value to below AED 2,000,000, the Golden Visa renewal may be affected. In such cases, the investor may need to acquire additional property to meet the threshold or consider switching to the 2-year investor visa category.

EGSH performs official property valuation as an authorised Real Estate Services Trustee to confirm eligibility before submission.

Financial Thresholds Summary

The 2-year property investor visa requires ownership of property valued at AED 750,000 or above. If the property is mortgaged, at least 50 per cent of the total value must be paid. The 10-year Golden Visa requires property ownership of AED 2,000,000 or above. Multiple properties under the applicant's name may be combined to meet this threshold.

Mortgaged Property Rules

Renewal with a mortgaged property is permitted under both visa categories, subject to specific conditions. The financing bank must issue a formal NOC confirming no objection to the renewal of the residence visa against the property. The bank letter must confirm the outstanding balance and the amount paid. For the 2-year visa, the paid equity must be at least AED 750,000 or 50% of the property value. For the Golden Visa, the paid-up portion must meet the AED 2,000,000 threshold.

If the investor has sold the original property and purchased a new one, the transfer of property ownership must be completed and a new title deed registered with the DLD before the visa renewal application can proceed. Investors who need to register title deed in Dubai should ensure this step is finalised before submitting the renewal.

Authority Processing Flow

The renewal process follows a defined sequence on the authority side. First, the applicant's documents are verified for completeness and compliance. Once submitted through the GDRFA systems, the authority cross-references property data with the DLD to confirm continued ownership and value. A medical fitness test is conducted at a Dubai Health Authority (DHA)-approved centre. Biometric data is captured for the Emirates ID renewal through ICP. Upon successful review, the GDRFA issues the renewed residence visa, and the ICP issues the updated Emirates ID.

The Emirates ID services component is a separate procedural step that runs in parallel with the visa renewal, but is not automatically included—it must be applied for as part of the renewal package.

Common Rejection Triggers

Applications may be rejected or delayed if the property no longer meets the minimum value requirement, if the title deed reflects a change in ownership not yet processed through the DLD, if the medical fitness test is incomplete or expired, if the passport has fewer than six months' validity, or if health insurance is not active at the time of submission. Incomplete bank NOCs for mortgaged properties are another frequent cause of delay.

EGSH conducts a full document pre-verification before submission to identify and resolve compliance gaps before filing with the GDRFA.

Validity, Renewal Timing, and Overstay Risk

The 2-year investor visa must be renewed before the expiry date. Applicants are advised to begin the renewal process 30 to 60 days before the visa expires to allow sufficient time for document preparation, medical fitness testing, and authority processing. According to the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), the standardised overstay fine in the UAE is AED 50 per day, which begins accruing after the visa expires and any applicable grace period has elapsed.

The 10-year Golden Visa provides greater flexibility regarding absence from the UAE. Golden Visa holders are not subject to the standard six-month absence restriction that applies to other residence visa categories. However, the renewal still requires the applicant to be physically present in the UAE for the medical fitness test and biometric capture.

Cancellation Implications

If the investor visa is not renewed and lapses without cancellation, the applicant may face accumulated overstay fines and potential travel restrictions. If the property linked to the visa is sold without acquiring a replacement property, the visa cannot be renewed. Cancellation of the investor visa also triggers cancellation of all dependent visas issued under the same sponsorship file.

Family Visa Renewal

Investors who sponsor dependents, including spouses, children, and in some cases parents, may renew family visas simultaneously with the principal applicant's visa. This is typically more efficient than submitting separate applications. EGSH processes residence visa for family members as part of the complete renewal package.

Timeline Breakdown

According to the GDRFA, the standard processing timeline for investor visa renewal is as follows: document preparation and pre-verification typically takes 1 to 2 working days; GDRFA application submission is completed within 1 working day; the medical fitness test is conducted on the same day or the following day; authority processing takes 5 to 7 working days; and Emirates ID issuance follows within 2 to 3 working days. The total expected duration is 7 to 10 working days from the time of complete submission.

Explained by

Amna Issa Abbas

Visa & AMER Services 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.

About the Expert

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Frequently Asked Questions

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Big thanks to ZARA for her amazing support! She was extremely helpful when my employee approval got stuck in the Amer system. She went the extra mile to sort it out quickly. Her responsiveness made all the difference, greatly appreciated!!!

Very professional and friendly. They made the property transfer easy and smooth. Golden visa process seamless and thanks to Maya that all the staff (In particular to Maya!!!).

Zara was very helpful and professional. All the documents were submitted very fast by her and the service we received were very efficient. Highly recommend!

Natalia was very professional, she was a pleasure to deal with. Answering my questions, always responsive to phone calls and very prompt at providing updates at each stage of golden visa application which was very quick to process.

had an excellent experience with EGSH. They truly live up to their promise of one-stop government services, handling everything with efficiency and professionalism from start to finish.

I had a wonderful experience. She provided outstanding service with great professionalism and care. Everything was handled smoothly and efficiently. I truly appreciate her dedication and would definitely recommend her services to others

Zara helped to get my Ejari completed. I recommend service here

Maria Claudia garcia helped me to renew my kids Emirates id. She went the extra mile to help me and she was so efficient and her communication skills are amazing. I would recommend the ESGH Emirates government services in barsha anytime. Thank you Maria for your help

Such a great service with an amazing and friendly environment and i would like to specially thank zara for her exceptional professionalism and support.

Had a great experience at Emirates Government Service Hub. Zara Moshiri truly went above and beyond to help me with my visa. I was facing a few issues during the process, and she handled everything patiently and professionally until it was sorted. Really grateful for her support — definitely ask for her when you visit this branch.

I would like to recognize the exceptional service I received from Umida at EGSH. From the very first minute, she made me feel genuinely welcome and at ease. Navigating the documentation required for a Golden Visa can be complex, yet Umida went far beyond what is typically expected — guiding me through every requirement with clarity, professionalism, and patience.

We are extremely pleased with the excellent visa services provided by EGSH in Dubai. From start to finish, their team demonstrated professionalism, efficiency, and deep expertise in handling visa applications for our workforce.

Ms. Zara Moshiri is extremely professional, patient, and supportive. She provided clear and thorough guidance and took the time to answer all my questions. I truly appreciate her help and highly recommend working with her.

Outstanding Service and Professionalism My wife and I recently applied for and obtained our 5-year Golden Visa (Retiree) in an exceptionally short time — mine in three days and my wife’s in just one day. We are extremely satisfied with the service provided by EGSH Emirates Government Service Hub.

Exceptional service every step of the way For showing your great example of services Remarkable dedication of consultant mrs Maria Garcia regalado. Thank you EGSH service Hub team

Amazing service! They went above and beyond to assist and resolved my concern there and then! Highly recommended anyone to visit this centre, the ladies are very helpful

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.

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.

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.

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❤️

I had an excellent experience with Natalia Baiamonte from EGSH while getting Ejari certificate. From the very beginning, she was professional, attentive, and extremely helpful. Natalia guided me through the process clearly, answered all my questions with patience, and made task feel simple and stress-free. Highly recommend Natalia for her outstanding customer service and dedication!

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❤️🌸 …

Absolutely stunning office, i am awestruck. No one can beat Dubai for the kind of hospitality you get in a government office… Its mind-blowing 😍 i wish i could give a 10 star rating (double) on 5 🤩

I had a great experience with EGHS. I was assisted by Sarah Almeida and she delivered an amazing service. Very attentive, promptly responded my messages and guided me throughout the process. It was all very smooth and done very quickly. I highly recommend and I’ll definitely use their services again.