Dubai's property investor visa programs allow foreign nationals to obtain long-term residency by purchasing real estate in the emirate. These visas are managed primarily through the Dubai Land Department (DLD) and the General Directorate of Residency and Foreigners Affairs - Dubai (GDRFA). The programs cater to different investment thresholds, offering 2-year or 10-year renewable options. The 10-year visa falls under the UAE's federal Golden Visa scheme, providing enhanced benefits like sponsor-free residency.
As of December 2025, the rules emphasize completed or off-plan freehold properties in designated areas. Mortgaged properties are eligible with specific conditions, such as a minimum paid amount and a no-objection certificate (NOC) from the bank. Family members (spouse, children, and sometimes parents) can be sponsored under the primary applicant's visa.
Types of Property Investor Visas
| Visa Type |
Duration |
Minimum Property Value |
Key Features |
| Investor Visa (Taskeen) |
2 years (renewable) |
AED 750,000 |
Standard residency; requires renewal every 2 years; suitable for lower investments. |
| Golden Visa |
10 years (renewable) |
AED 2,000,000 |
Long-term, sponsor-free; includes family sponsorship; part of UAE's talent attraction program. |
*Note: A 5-year visa option exists for investments between AED 1,000,000–AED 2,000,000 in some cases, but it's less commonly referenced in official Dubai channels. Confirm with DLD for eligibility.*
Eligibility and Requirements
For 2-Year Investor Visa
- Property Criteria: One or more freehold properties with a purchase value of at least AED 750,000 at the time of purchase. For mortgaged properties, at least 50% must be paid (or AED 750,000 equivalent), plus a bank NOC and mortgage statement.
- Ownership: Can be shared between spouses (provide certified marriage contract).
- Applicant Documents:
- Valid passport.
- E-certificate of title or title deed.
- Recent personal photo.
- Valid health insurance.
- UAE ID (if applicable).
- Copy of current residence/entry visa (if applicable).
- Certificate of good conduct from Dubai Police (addressed to DLD).
- Family Sponsorship: (spouse, children, parents)
- Sponsor's ID and passport.
- Recent photos and health insurance for each.
- Certified marriage/birth certificates.
- Proof of dependency (e.g., for parents: consulate certificate, 3-month bank statements).
- IBAN for payments.
- Other: Applicant must be present in the UAE; no proxies allowed.
For 10-Year Golden Visa
- Property Criteria: One or more freehold properties wholly owned by the applicant, with a total purchase value of at least AED 2,000,000. Off-plan and mortgaged properties qualify if the paid amount equals AED 2,000,000, with a bank letter confirming the balance and NOC for residency issuance.
- Applicant Documents:
- Valid passport.
- E-certificate of title or title deed.
- Recent personal photo.
- UAE ID (if applicable).
- Copy of current residence permit (if applicable).
- Family Sponsorship: (spouse, children of any age, parents)
- Undertaking letter for unmarried adult children.
- Health insurance for all.
- Certified marriage/birth certificates.
- NOC if previously sponsored.
- IBAN for payments.
- Other: Applicant must be inside the UAE; letter from DLD confirming property value and ownership.
Application Process
- Purchase Property: Acquire eligible real estate through a licensed agent. Obtain title deed from DLD.
- Gather Documents: Prepare all required items (see above).
- Submit Application:
- For 2-Year Visa: Visit a DLD service center (e.g., Al Manara Center - Cube - Taskeen).
- For Golden Visa: Visit DLD centers (e.g., Al Manara, Dubai World Trade Centre, or Golden Cube) or apply digitally via ICP app/website.
- Medical Exam and Biometrics: Conducted on-site (AED 700 fee).
- Pay Fees: Via bank transfer, credit card, or cash.
- Approval: Receive residence permit via email within 7–10 business days. Emirates ID issuance follows (additional 1–2 weeks).
- Renewal: Apply 30 days before expiry; requires proof of continued property ownership (no sale allowed during validity).
Digital options via UAE Pass or ICP smart services streamline the process, including the "One Touch" service for bundled applications.
Fees Overview (2025)
| Category |
2-Year Investor Visa (AED) |
10-Year Golden Visa (AED) |
| Main Applicant |
10,212.50 (includes medical, Emirates ID, permit confirmation, DLD fees) |
9,884.75 (medical: 700; Emirates ID: 1,153; permit: 2,856.75; DLD: 4,020; admin: 1,155) |
| Spouse |
7,382.25 |
5,774.50 + 318.75 (file opening) |
| Child (Under 18) |
6,482.25 |
5,774.50 + 100 |
| Adult Child (Over 18) |
7,182.25 (1-year for sons) |
5,774.50 + 100 |
| Parents |
8,882.25 (1-year) + 318.75 |
5,774.50 |
*Fees exclude property purchase costs, agent commissions (2–5%), and potential bank charges. All figures are approximate and subject to change; verify with DLD.*
Benefits
- Residency Perks: Live, work, and study in Dubai without a local sponsor.
- Family Inclusion: Sponsor spouse, unlimited children (any age if dependent), and domestic helpers; parents under Golden Visa.
- Flexibility: Stay outside UAE >6 months without visa cancellation; multiple-entry 6-month visa during processing.
- Investment Security: Properties can generate rental income (5–8% yields in prime areas).
- Pathway to Stability: Renewable indefinitely if property retained; no minimum stay required.
Dubai Property Visa – Quick Q&A (2025)
Q: Minimum investment for residency?
A: AED 750,000 → 2-year visa
AED 2,000,000 → 10-year Golden Visa
Q: Mortgaged property allowed?
A: Yes.
- 2-year: At least AED 750k paid + bank NOC
- 10-year: At least AED 2M paid + bank letter & NOC
Q: Off-plan properties qualify?
A: Yes, as long as total purchase value meets the threshold.
Q: Can I combine several properties?
A: Yes, if all are in your name and total ≥ required amount.
Q: Family inclusion?
A: Spouse + all children (any age if dependent) + parents (Golden Visa only).
Q: Can I work or start a business?
A: Yes, 100% allowed, no local sponsor needed.
Q: Must I live in Dubai full-time?
A: No minimum stay required. Golden Visa stays valid even if you’re outside UAE >6 months.
Q: What if I sell the property?
A: Visa is cancelled automatically.
Q: Application time?
A: 7–14 days for approval; full process with Emirates ID: 2–4 weeks.
Q: Health insurance mandatory?
A: Yes, for everyone on the visa.
Q: Renewal requirements?
A: Keep the property (no sale), pay renewal fees, update documents.
Q: Fees (main applicant, approx.)?
A: 2-year visa: ~AED 10,200
10-year Golden Visa: ~AED 9,900
Q: Property value drops below threshold later?
A: No problem — eligibility is based on original purchase price.
Q: Leads to UAE passport?
A: No direct path, but possible after 30 years or exceptional merit.
Need the latest official confirmation? Check Dubai Land Department (DLD) or ICP portal.
