UAE Property Investor Visa
UAE Property Investor Visa
Securing a residence visa through property investment is one of the most accessible pathways to UAE residency. Whether you’re looking to relocate, establish banking services, provide education for your children, or enjoy the Emirates’ security and lifestyle, property-based residency offers tangible benefits.
This guide provides detailed information on obtaining residence visas through real estate investment in the UAE, including eligibility requirements, visa types, application procedures, and renewal conditions.
UAE Residence Visas Through Property Ownership in 2026
The UAE offers three distinct residence visa categories for property investors, determined by investment value and investor profile. Each visa type provides renewable residency with specific validity periods and requirements.
Golden Visa for Property Investors (5-Year)
The UAE Golden Visa program, administered by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), offers long-term residency to qualifying real estate investors.
Important Notice: Golden Visa requirements differ between federal guidelines and individual emirate implementation, particularly regarding mortgaged properties. Applicants must verify current policies with the specific emirate authority where they intend to apply before proceeding.
Investment Requirements
Property investors who purchase real estate valued at AED 2 million or more qualify for a 5-year renewable Golden Visa without requiring a sponsor. The investment can be in a single property or multiple properties combined, provided the total value meets the minimum threshold.
Key Eligibility Conditions
Property Qualification:
- Minimum property value of AED 2 million (one or multiple properties)
- Properties must be in areas where foreign ownership is permitted. In Dubai, this typically includes designated freehold zones
- Property eligibility should be verified with Dubai Land Department (for Dubai) or relevant emirate land registration departments
- Both completed (ready) properties with Title Deed and off-plan properties from approved developers may be eligible
- For off-plan properties: Requirements vary by emirate. In Dubai, completion and payment milestones (typically 20-50%) must be reached. Verify specific requirements with Dubai Land Department before applying
Mortgaged Properties - Critical Information
Important: There is a significant difference between federal guidelines and emirate-level implementation regarding mortgaged property acceptance. Requirements vary by emirate. Always verify with your specific emirate authority before applying.
Federal ICP Guidelines (Official):
The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) official documentation requires properties to be “without loans” for Golden Visa eligibility.
Dubai Implementation (GDRFA Dubai):
The General Directorate of Residency and Foreigners Affairs in Dubai has specific guidelines that differ from federal requirements:
- Mortgaged properties are explicitly accepted for Golden Visa applications in Dubai
- Total property value must meet the AED 2 million threshold
- Required documents for mortgaged properties:
- No Objection Certificate (NOC) from the lending bank
- Property status statement certificate from Dubai Land Department showing total property value and mortgage details
- Mortgage statement showing paid and remaining amounts
Abu Dhabi Implementation:
Abu Dhabi has different requirements for mortgaged properties:
- Mortgaged properties through national UAE banks are accepted
- Critical difference: The investor’s paid capital (equity) must be at least AED 2,000,000
- Example: If property is worth AED 5,000,000, the outstanding mortgage cannot exceed AED 3,000,000
- Bank NOC and mortgage documentation required
Application Recommendations:
Due to conflicting requirements between federal and emirate authorities:
- For Dubai applications: Contact GDRFA Dubai to confirm current mortgage acceptance policies
- For Abu Dhabi applications: Ensure your equity meets the AED 2 million minimum and contact official sources
- For other emirates: Contact the local GDRFA office for specific requirements
- Safest approach: Apply with fully-paid properties (no mortgage) to ensure compliance with all guidelines
- If applying with mortgaged property: Obtain written confirmation from the processing authority before submitting your application
Other Requirements:
- Applicants must be physically present in the UAE during the application process for biometric submission
- Property ownership must be maintained throughout the visa validity period
- Valid health insurance from a UAE-licensed provider is mandatory
- Applicants must maintain the minimum AED 2 million investment threshold throughout the visa validity period
Required Documents for Golden Visa
For Properties Without Mortgage (Fully Paid):
- Letter from the Real Estate Registration Department (Dubai Land Department for Dubai properties) confirming property ownership worth AED 2 million or more without outstanding loans
- Title Deed or property ownership certificate
- Valid passport copy with at least 6 months validity
- Proof of residence inside the UAE (property ownership document or tenancy contract)
- Valid health insurance certificate
- For jointly owned properties: Certified marriage certificate attested by MOFA (Ministry of Foreign Affairs) and legally translated to Arabic
For Mortgaged Properties (Dubai/Abu Dhabi – Subject to Emirate Requirements):
- Letter from Real Estate Registration Department confirming total property value
- Bank No Objection Certificate (NOC)
- Mortgage statement showing paid and remaining amounts
- Property status certificate from Dubai Land Department showing total value and mortgage details
- For Abu Dhabi: Documentation proving AED 2 million minimum equity/paid capital
- All other documents listed above
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Application Process
Step: 1
Pre-Application Verification
Contact the GDRFA office in your chosen emirate to verify current requirements, especially if applying with mortgaged property
Step: 2
Entry Permit Application (If outside UAE)
Apply for entry permit through ICP services for real estate investor residency if applying from outside the UAE
Step: 3
Eligibility Verification
Verify eligibility through the ICP eligibility assessment portal
Step: 4
Document Preparation
Gather all required documentation, including property ownership proof and, if applicable, mortgage documentation per your emirate’s specific requirements
Step: 5
Application Submission
Apply through official channels:
- ICP website
- ICP Smart App: ICA UAE Smart (available on app stores)
- Authorized service centers
Step: 6
Dubai Properties
Process through Dubai Land Department (DLD) online system for Dubai-based properties
Step: 7
Medical Examination
Complete mandatory medical examination at an approved UAE clinic (includes fluorography and infectious disease screening)
Step: 8
Biometric Submission
Provide biometric data at designated GDRFA or ICP centers
Step: 9
Processing
Document review typically takes 7-10 business days through official portals
Step: 10
Approval and Visa Stamping
Upon approval, complete visa stamping and Emirates ID processing
Two-Year Investor Visa (Dubai)
The Two-Year Investor Visa (commonly referred to as Taskeen) through the Dubai Land Department (DLD) provides an accessible entry-level residency option for property investors in Dubai.
Investment Requirements
Property investors who purchase real estate valued at AED 750,000 or more in Dubai qualify for a 2-year renewable residence visa.
Eligibility Criteria
- Ownership of completed (ready) residential property in Dubai worth at least AED 750,000
- Off-plan properties do not qualify until handover is completed and Title Deed is issued
- Property must be in areas where foreign ownership is permitted in Dubai
For Mortgaged Properties:
- At least 50% of property value or AED 750,000 (whichever is higher) must be paid to the bank
- Bank No Objection Certificate (NOC) is mandatory
- Mortgage statement showing paid and remaining amounts must be provided
For Jointly Owned Properties:
- Both spouses can qualify if they have equal ownership rights
- Combined property value must meet the AED 750,000 minimum
- Certified marriage certificate attested by MOFA and translated to Arabic is required
- If ownership shares differ, the spouse with the larger stake becomes the primary visa holder, while the other may be sponsored as a dependent
Required Documents
- Proof of property ownership worth at least AED 750,000 in Dubai
- Valid passport copy with minimum 6 months validity
- Recent passport-sized photograph
- Valid health insurance from a UAE-licensed provider
- Dubai Police Good Conduct Certificate addressed to DLD
- Copy of previous Emirates ID (if applicable)
- For mortgaged properties: Bank NOC and mortgage statement
- For jointly owned properties: Marriage certificate attested by MOFA
Application Procedure
- Submit application through Dubai Land Department investor visa service centers or authorized AMER centers
- Undergo medical fitness examination at DHA-approved facilities
- Complete Emirates ID biometrics through Federal Authority for Identity and Citizenship channels
- Obtain Dubai Police security clearance
- Processing time: 7-10 business days upon completion of all requirements
- Visa is issued electronically and sent via email
Five-Year Retirement Visa
The UAE Retirement Visa provides a renewable 5-year residence option for foreigners aged 55 and above who wish to retire in the Emirates.
Eligibility Requirements
To qualify for the retirement visa, applicants must meet the following conditions:
Age Requirement:
- Be 55 years of age or older
Financial Requirements (Must Meet At Least ONE):
Option 1: Property Investment
- Own UAE real estate worth at least AED 1 million
- Property must be fully paid (not mortgaged), OR if mortgaged, the paid amount must be at least AED 1 million
Option 2: Savings
- Have fixed deposit or savings of at least AED 1 million in a UAE bank
- Bank statements for the last 6 months are required as proof
Option 3: Income
- Have monthly income of AED 20,000 (AED 240,000 annually)
- For Dubai specifically: AED 15,000 monthly income (AED 180,000 annually)
- Bank statements for the last 6 months showing consistent income are required as proof
Required Documents
- Valid passport copy with at least 6 months validity
- Recent passport-sized photograph
- Property ownership documents: Title Deed or DLD valuation certificate (if using property investment route)
- Bank certificate showing AED 1 million savings or 6-month bank statements showing monthly income
- Valid health insurance from a UAE-licensed provider
- Medical fitness certificate from approved UAE health facilities
Family Sponsorship
Retirement visa holders can sponsor their spouse and unmarried children for 5-year residency in the UAE.
Visa Validity and Renewal
The retirement visa is valid for 5 years and is renewable upon meeting the same eligibility criteria.
Visa Fees and Costs (2026 Estimates)
Contact the GDRFA office in your chosen emirate to verify current requirements, especially if applying with mortgaged property
Golden Visa (5-Year) - Principal Applicant:
- Entry Permit (if outside UAE): AED 1,100-1,200
- Change of Status Fee (if inside UAE): AED 600-800
- Visa Stamping: AED 1,000-1,200
- Residence Permit Fee: Varies by emirate (AED 2,000-3,000)
- Emirates ID (5-year): AED 370
- Medical Examination: AED 500-800
- Health Insurance: AED 1,500-5,000 (annual, varies by coverage)
- Total approximate cost for principal applicant: AED 7,000-12,000 (excluding health insurance)
Two-Year Investor Visa (Dubai):
- Application and processing fees through DLD and GDRFA: AED 2,000-3,000
- Medical examination: AED 500-800
- Emirates ID (2-year): AED 270
- Health Insurance: AED 1,500-5,000 (annual)
- Total approximate cost: AED 4,300-9,100 (excluding health insurance)
Retirement Visa (5-Year):
- Entry permit or change of status: AED 600-1,200
- Visa stamping: AED 1,000
- Residence permit fee: AED 2,000-3,000
- Medical examination: AED 500-800
- Emirates ID (5-year): AED 370
- Health Insurance: AED 1,500-5,000 (annual)
- Total approximate cost: AED 5,500-10,400 (excluding health insurance)
Family Member Sponsorship:
- Each dependent: Additional fees for entry permit, visa stamping, Emirates ID, and medical examination
- Approximate cost per family member: AED 3,000-5,000
Additional Costs:
- Document attestation and translation: AED 500-1,500
- Typing center services (if using): AED 300-500
- Health insurance (mandatory for all): AED 1,500-10,000 annually depending on coverage
Note: All fees are approximate and subject to change without notice. Contact the relevant official sources for current official fee schedules.
Conclusion
Each visa category serves different investor profiles and financial capacities, ensuring accessible pathways to UAE residency for diverse applicants. Property investment not only secures residency but also provides potential long-term value appreciation.
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JSB Incorporation can assist you throughout the process. Contact us today for any assistance.
FAQs
The minimum investment varies by visa type: AED 750,000 for a 2-year investor visa in Dubai, AED 1 million for a retirement visa (age 55+), and AED 2 million for a Golden Visa.
This depends on the emirate where you apply. Federal ICP guidelines state properties must be "without loans," but Dubai GDRFA explicitly accepts mortgaged properties with bank NOC and property certificates.
Abu Dhabi accepts mortgaged properties but requires a minimum equity of AED 2 million. You must verify with your specific emirate's GDRFA office before applying with a mortgaged property.
Visa validity depends on investment amount: 2 years for AED 750,000+ in Dubai (renewable), 5 years for Golden Visa with AED 2 million+ property investment (renewable), and 5 years for retirement visa with AED 1 million+ investment for applicants aged 55+ (renewable).
Yes, all property investor visa categories allow sponsorship of eligible family members, including spouse and children. Golden Visa holders can also sponsor domestic support staff.
Off-plan properties may qualify, but requirements vary by emirate. In Dubai, typically 20-50% completion and payment milestones must be reached. Verify specific requirements with the Dubai Land Department before applying. Off-plan properties do not qualify for the 2-year investor visa until handover is completed.
Yes, all property investor visas are renewable as long as the investment criteria and property ownership requirements are maintained at the time of renewal.
Age restrictions apply only to the retirement visa, which requires applicants to be at least 55 years old. The Golden Visa and Two-Year Investor Visa have no age restrictions.
Golden Visa holders enjoy extended stay allowances outside the UAE without the typical six-month residency requirement. Standard investor visas may require periodic entry to maintain validity. Consult official authorities for specific residency requirements based on your visa type.
Yes, married couples can jointly own property to meet investment thresholds. A certified marriage certificate attested by MOFA and translated to Arabic is required. If ownership shares are equal, both can apply; if unequal, the spouse with the larger stake is the primary visa holder.
You must maintain property ownership throughout the visa validity period and maintain the minimum investment threshold. Selling your property before renewal will likely result in visa cancellation. Contact the issuing authority before making property disposal decisions.
Yes, you can combine the value of multiple properties to meet the minimum investment requirement for a Golden Visa (AED 2 million total) or a Two-Year Investor Visa (AED 750,000 total in Dubai). All properties must be documented and verified by the relevant land department.
Yes, valid health insurance from a UAE-licensed provider is mandatory for all residence visa categories in the UAE. This is a federal requirement that applies to all emirates.
Don't miss out on this limited-time opportunity!
We'd Love To Hear From You
contact us
Find us Here
Office 2505, 25th Floor, Regal Tower, Business Bay, Dubai, UAE P.O Box 27614
Get In touch
+971 4 824 4842
info@jsbincorporation.com