Investment

Property Investor Visa

Residency through UAE real estate — no minimum value for sole owners.

Three routes to residency through property

Your UAE property is your route to residency. Pick the one that matches your ownership — each route is set out below with eligibility, documents and the exact process.

10-YearProperty Golden Visa2M+ propertyLong-term, self-sponsored residency for owners of AED 2 million or more in UAE real estate.

5-YearRetirement Visa (55+)1M+ property · age 55+A five-year renewable residency for owners aged 55 and above with AED 1 million or more in property.

2-YearProperty Investor VisaNo minimum value (sole owner)The Taskeen route — no minimum property value if you are the sole owner of a completed unit.

The process, by visa type

All three routes, one after the other — Golden, then Retirement, then the 2-Year Investor visa.

10-Year

Property Golden Visa

Long-term, self-sponsored residency for owners of AED 2 million or more in UAE real estate.

2M+ property

Eligibility

Property value — 2,000,000or more, assessed by the Dubai Land Department
Ownership — Held in your own name — Title Deed (ready) or Oqood (off-plan)
Mortgage — Accepted — the outstanding balance is not deducted, and no bank NOC is requested
Family — Spouse, children and parents can be sponsored on the same file

Documents required

1Title Deed or OqoodYour proof of ownership issued by the Dubai Land Department — a Title Deed for a ready property, or an Oqood for off-plan.
2Passport copyA clear colour copy of the main photo page, valid for at least 6 months.
3Personal photoA recent, high-resolution photo on a plain white background.

An SPA is not valid for visa applications — you need a Title Deed or Oqood issued by the DLD.

The process

1
Documents
Gather the documents above. Foreign documents are accepted digitally.
2
DLD verification
The Dubai Land Department verifies the title and confirms the AED 2M threshold.
3
Application & pre-approval
Your file is submitted to immigration; the officer reviews it and grants pre-approval.
4
Cancel existing visa — if any
Any current UAE residency is cancelled before stamping.
5
Medical fitness — 18+ only
Fitness test at an approved medical centre, in three quick stages.
- 5.1Medical application
- 5.2Medical screening
- 5.3Fitness report
6
Golden Visa issuance 🎉
Your 10-year Golden Visa is approved and issued digitally.
7
Emirates ID
Filed against your new residency.
- 7.1Application — submitted first; here we confirm whether biometrics is required
- 7.2Biometrics — only for first-time applicants aged 15+ never fingerprinted in the UAE
- 7.3Printed & delivered — couriered to the address in your application

Total time: 5–7 working days standard, or 24 hours on our VIP fast track. Renewable while you hold the property.

Since 14 July 2026 portfolio merging between spouses or co-owners is no longer accepted — the 2M must be held individually.

Family included: spouse, sons, daughters and parents — no age limit for unmarried children.

5-Year

Retirement Visa (55+)

A five-year renewable residency for owners aged 55 and above with AED 1 million or more in property.

1M+ property · age 55+

Eligibility

Age — You must be 55 years or older
Property value — 1,000,000or more — judged on total value, not how much you have paid
Several properties — Can be combined to reach the 1M value
Validity — 5 years, renewable while you remain 55+ and keep the property

Documents required

1Title Deed or OqoodYour proof of ownership issued by the Dubai Land Department — a Title Deed for a ready property, or an Oqood for off-plan.
2Passport copyA clear colour copy of the main photo page, valid for at least 6 months.
3Personal photoA recent, high-resolution photo on a plain white background.

No minimum payment required — the DLD looks at total portfolio value, not the amount you have paid so far.

The process

1
Documents
Collect the documents above for an AED 1M+ portfolio, single or combined.
2
DLD verification
The Dubai Land Department verifies the property and the AED 1M threshold.
3
Application & pre-approval
Submitted to immigration, including age verification (55+), then pre-approved.
4
Cancel existing visa — if any
Any current UAE residency is cancelled before stamping.
5
Medical fitness — 18+ only
Fitness test at an approved medical centre, in three quick stages.
- 5.1Medical application
- 5.2Medical screening
- 5.3Fitness report
6
Retirement Visa issuance 🎉
Your 5-year retirement residency is approved and issued.
7
Emirates ID
Filed against your new residency.
- 7.1Application — submitted first; here we confirm whether biometrics is required
- 7.2Biometrics — only for first-time applicants aged 15+ never fingerprinted in the UAE
- 7.3Printed & delivered — couriered to the address in your application

Total time: 7–10 working days. 5 years, renewable.

Renewable as long as the 1M portfolio is held and the applicant remains 55+.

2-Year

Property Investor Visa

The Taskeen route — no minimum property value if you are the sole owner of a completed unit.

No minimum value (sole owner)

Eligibility

Property value — No minimum value if you are the sole owner
Joint ownership — If shared, your registered stake must be above 400,000
Spouses — A married couple can combine their shares with an attested marriage certificate
Validity — 2 years, renewable while you own the property

Documents required

1Title Deed or OqoodYour proof of ownership issued by the Dubai Land Department — a Title Deed for a ready property, or an Oqood for off-plan.
2Police Clearance (PCC)A good-conduct certificate issued by Dubai Police — required only on the 2-year investor route.
3Passport copyA clear colour copy of the main photo page, valid for at least 6 months.
4Personal photoA recent, high-resolution photo on a plain white background.

The process

1
Documents
Gather the documents above, including the PCC unique to this route.
2
Police Clearance (PCC)
Issued by Dubai Police — required only on this route.
3
DLD block & recommendation
The DLD blocks the property and recommends it for the visa.
4
DLD trade licence
A simple trade licence is issued in your name under the DLD.
5
Establishment card
Allows the immigration file to be opened in your name.
6
Entry permit
Issued inside or outside the country, depending on where you apply from.
7
Change of status
Status changed inside the country — no need to exit.
8
Medical fitness — 18+ only
Fitness test at an approved medical centre, in three quick stages.
- 8.1Medical application
- 8.2Medical screening
- 8.3Fitness report
9
Emirates ID
Filed against your new residency, before stamping.
- 9.1Application
- 9.2Biometrics (first-time applicants aged 15+)
10
Visa stamping 🎉
Your 2-year property investor residency is issued.
11
Emirates ID delivery
Your physical card is printed and delivered after stamping.

Total time: 10–14 working days. Renewable while you own the property.

Dependents abroad: on this route only, dependent applications can start while they are outside the UAE — they then enter for medical and stamping.

What it costs

Itemised government fees for each property route — DLD, immigration, medical and Emirates ID. Open the calculator for your exact figure in under 30 seconds.

Property route	Government fees included	From (1 applicant)
10-Year Golden Visa (2M+)	DLD valuation, DLD & admin, immigration, medical, Emirates ID	9,978
5-Year Retirement Visa (55+)	DLD & admin, immigration, medical, Emirates ID	4,715
2-Year Investor Visa (outside UAE)	DLD trade licence, establishment card, entry permit, medical, Emirates ID	10,350
2-Year Investor Visa — renewal	DLD renewal, residence permit, medical, Emirates ID	8,500

Government fees only, for one main applicant. Dependants, processing packages (VIP / Urgent / Normal) and visa cancellation are added in the calculator.

Property visa FAQ

Real questions from property owners we work with every week.

There is no minimum value for sole owners — any completed residential property with a title deed in your sole name can qualify for the 2-year investor visa. Joint owners each need a registered share of at least AED 400,000. The 10-year Golden Visa route still requires AED 2 million.

The 2-year Taskeen visa works for any completed residential property (for sole owners) and renews every two years. The Golden Visa requires AED 2 million in property and gives 10-year self-sponsored residency with extra benefits, including no age cap when sponsoring unmarried children.

Yes. For the Golden Visa the full property value counts even with an outstanding mortgage, and a bank NOC is no longer being requested. For the 2-year visa mortgaged properties are assessed case by case at the DLD.

For the Golden Visa yes, where the DLD-assessed value is AED 2 million or more using the Oqood. For the 2-year visa the property must be completed with a title deed issued.

Our standard track is 5–7 working days. For high-net-worth investors in Dubai on a short trip, our VIP fast track completes the property Golden Visa within 24 hours, including pick-up and drop-off for the medical and biometrics.

Yes. With an attested marriage certificate both spouses can apply — for the 2-year visa each spouse needs a registered share worth at least AED 400,000.

Yes — both the 2-year visa and the property Golden Visa allow you to sponsor your spouse and children, and parents. We process the dependants' permits, medicals and Emirates IDs in the same file.

The visa gives you residency but not an automatic right to salaried employment — that still needs a work permit through the employer. You can run your own business under your licence.

Real estate remains the most direct route to UAE residency. For the two-year property investor visa there is no minimum property value where the title deed is in a single owner's name; for jointly owned property each owner must hold a share of at least AED 400,000. The ten-year Golden Visa route requires a property value of AED 2 million and above.

Single owner: No minimum
Joint owner: 400,000share
Golden Visa: 2m+
Off-plan: Eligible

Deed review first

Before any filing we review the title deed, ownership share, mortgage position and developer status so the application is not rejected on a technicality.

Sole ownership: no minimum property value for the 2-year investor visa
Joint ownership: each owner needs a minimum AED 400,000 share
Mortgaged units with bank no-objection certificates
Off-plan units with recognised developers
AED 2 million and above for the 10-year Golden Visa

Valuation and DLD coordination

We arrange official valuation certificates where required and coordinate directly with the Dubai Land Department and equivalent authorities in other emirates.

Frequently asked

Yes, subject to developer approval and the payment threshold being met, evidenced by an official statement.

In most cases the combined value of properties can be used to reach the threshold.

Related services

Find out if you qualify — in one conversation

A senior consultant reviews your profile and returns a written eligibility opinion. No obligation, no cost.

Apply Now Book a free consultation