Property Investor Visa UAE

If you are considering moving to the United Arab Emirates or extending your stay beyond the duration allowed on a tourist visa, obtaining a resident visa is crucial. One popular avenue to obtain a residence permit in the UAE is through property investment. This option is suitable for individuals who desire to own a home, enjoy resident privileges, open a bank account, provide education for their children, make investments, or simply relish the warm climate, security, and exceptional comfort offered by the country.

If you are considering residency in the Emirates based on real estate ownership, this comprehensive article will provide invaluable insights into the various types of investment visas, their distinctive features, and the conditions for obtaining them.

Obtaining a residence visa in the UAE based on property ownership in 2026

Investing in real estate in the Emirates allows you to apply for a residence visa valid for 2, 5, or 10 years, depending on the value of the property. Let us delve into the specifics of each investment visa.

UAE Golden Visa

The UAE's Golden Visa is an excellent option for individuals with substantial investment capabilities.This visa grants a 10-year residency, allowing you to reside in the Emirates for as long as desired. Golden Visa holders are exempt from the traditional rule that a residence visa becomes invalid if you stay outside the UAE for more than six consecutive months; your Golden Visa remains valid even if you spend longer periods abroad. In addition, it enables you to obtain long-term visas for family members and personal assistants. Notably, holders of the Golden Visa can enjoy a range of benefits, including priority enrollment for their children in prestigious educational institutions across the UAE.

Key details about the Golden Visa

Required property value: To qualify for the 10‑year Golden Visa as a real estate investor, you must own one or several properties with a total value of at least AED 2,000,000 (approximately USD 545,000, depending on the exchange rate) as per the title deed(s). Your own equity in these properties must reach this threshold.

Minimum loan amount: The properties may be mortgaged, but you must provide a bank or developer letter and a statement confirming your equity share, and this share must meet the minimum AED 2,000,000 requirement in line with the Golden Residency rules and the regulations of the relevant land department and ICP.

Completion Status: In some cases, off‑plan properties may be accepted for a Golden Visa once a certain level of construction and payments is reached (for example, around 50% completion and paid installments). However, the acceptance of off‑plan units is not automatic and depends on the current policies of the emirate, the developer and the land department, and must be confirmed at the time of application with DLD/ADRO and ICP.

Property ownership: The right to reside in the UAE under the Golden Visa is linked to property ownership. If the property is sold, the visa will be revoked.

Proof of stable income: In addition to the property purchase, proof of a permanent source of income must be provided to obtain the Golden Visa.

Golden Visa cost

• The registration of the property incurs a state fee of 4% in Dubai and 2% in Abu Dhabi, shared between the seller and the buyer.
• Visa and Emirates ID (identity card) issuance fees amount to AED 2,707 and AED 1,153, respectively, per person.
• Health insurance starts from AED 800 per person.
• Medical examinations, starting from AED 700 per person, are required.

Obtaining and renewing the Golden Visa in the UAE: Procedure

• Preliminary passport assessment to evaluate visa eligibility (1 day).
• Document preparation and visa application for a six-month visa. This stage typically takes 5 to 7 weeks.
• Property selection, with assistance from Emirabiz brokers who can help identify suitable properties. Lawyers will facilitate the transaction process. This stage usually takes about 5 to 6 weeks.
• Purchase and payment for a property valued at a minimum of AED 2 million. Additionally, the state fee for property registration must be paid.
• Obtaining the Title Deed for completed properties or a Temporary Certificate of Registration (Oqood) for properties under construction.
• Undergoing a medical examination, which includes tests for infectious diseases and fluorography for all family members above the age of 18 at a clinic in the UAE. This step typically takes 1 to 5 days.
• Arriving in the UAE to complete the visa process and provide biometric data. This stage generally takes up to 30 days, with document review taking approximately 5-7 days.
• The visa application is reviewed by the Land Department within approximately two weeks. Once approved, the investor receives an electronically issued Golden Visa and a plastic Emirates ID card.

To ensure automatic visa renewal, the investor must maintain ownership of real estate valued at a minimum of AED 2 million at the time of visa expiration. Additionally, a second medical examination and renewal of medical insurance are required.

Two-Year Investor Visa

If you do not meet the investment threshold required for the Golden Visa ($550,000), but still wish to purchase property in the UAE and obtain a resident visa, the Two-year Investor Visa option is worth considering.

You can apply for a renewable 2‑year residence visa as a property investor (Taskeen) by purchasing a completed property in Dubai with a purchase value of at least AED 750,000 (around USD 205,000; the exact amount depends on the exchange rate), registered with the Dubai Land Department (DLD). If you invest in an under-construction property, you can apply for a residence visa after the facility is delivered or, in some cases, closer to the completion of construction. 

Two-Year Investor Visa requirements

• Owning real estate in Dubai with a purchase value of at least AED 750,000 makes you eligible for this visa.
• The property can be mortgaged. For mortgaged units, you must obtain a NOC and a detailed mortgage statement from the bank or developer. DLD normally requires that at least 50% of the property value (or at least AED 375,000 for completed properties) has been paid before issuing the 2‑year investor visa.
• For jointly-owned properties, both spouses must have equal ownership interests. If ownership interests differ, the primary visa holder will be the individual with the larger share, and the other party may be sponsored as a spouse.

Required documents

• Proof of property ownership worth at least AED 750,000.
• Clear copy of a passport valid for more than 6 months.
• Copy of the previous Emirates ID card (if applicable).
• High-quality digital photo.
• Health insurance from any insurance company in the UAE.
• Reference from Dubai Police.

Five-Year Retirement Visa

To qualify for a 5‑year retirement visa in Dubai, you must be at least 55 years old and meet one of the following financial conditions:

• Own property in the UAE worth at least AED 1,000,000, or
• Have savings of at least AED 1,000,000 in a fixed deposit for 3 years, or
• Have a regular income of at least AED 15,000 per month (AED 180,000 per year).
• The exact criteria and application steps should always be checked through the official federal and emirate‑level portals (ICP, u.ae and the Dubai retirement programme) before you apply.

Once the Retirement Visa is obtained, family members (spouse, unmarried children) can also qualify for a five-year residency in the UAE.