Owning property in Dubai does more than diversify your investment portfolio, it can also qualify you for UAE residency. Under the Dubai 2-Year Property Investor Visa program, individuals who own eligible real estate worth at least AED 750,000 may obtain a renewable residence visa without requiring employment or business sponsorship.
This residency pathway is particularly attractive for overseas investors who want legal residency in the UAE while maintaining flexibility. By meeting the property investment threshold and fulfilling immigration requirements set by the relevant authorities, investors can secure a 2-year residence visa linked directly to their real estate ownership.
If you are exploring the AED 750,000 property route, below is a complete breakdown of eligibility, requirements, costs, application steps, and important legal considerations.
2-Year Investor Visa Dubai: Eligibility Criteria
To qualify for a 2-year investor visa UAE, applicants must meet certain criteria. These rules ensure that only genuine property investors receive residency benefits.
You must own a property worth at least AED 750,000 property investment in Dubai. The property must be a completed residential unit and registered in your name with the Dubai Land Department. The ownership must be proven with a valid Title Deed.
Applications are processed through immigration authorities such as the GDRFA Dubai or the ICP UAE.
Basic eligibility requirements include:
- Minimum AED 750,000 property value
- Freehold residential property
- Title Deed in applicant’s name
- Valid passport
- Valid health insurance
- Medical fitness test
- Clean criminal record
- Ownership is maintained during visa validity
As long as you continue to own the property, your 2-year visa in the UAE can be renewed every two years.
2-Year Investor Visa Dubai Requirements (Property Rules)
Furthermore, understanding the property rules is essential before applying for a property owner visa in the UAE. Not all properties qualify, and the investment must meet specific conditions.
Minimum Property Value
The property must be worth at least AED 750,000. This applies to:
- Single property
- Multiple properties combined
- Ready residential units
Off-plan properties usually do not qualify until construction is complete and the Title Deed is issued.
Freehold Property Requirement
The property must be in a freehold area where foreigners can legally own real estate. Freehold ownership is required for the investor residence visa UAE.
Mortgaged Property Rules
Mortgaged properties can qualify if:
- The paid equity equals AED 750,000 or more
- A bank NOC is provided
- Proof of payment is submitted
This makes it possible to get a mortgaged property investor visa if sufficient equity is available.
Joint Ownership Rules
If a property is jointly owned:
- Each owner must hold an AED 750,000 share
- A marriage certificate may be required for spouses
Completed Property Requirement
The property must be completed and ready. A Title Deed is mandatory for the DLD property visa.
2 Years Residence Visa Dubai Cost Breakdown (2026)
Visa processing fees are separate from the property investment amount and are payable to the relevant government authorities. While fees may vary depending on individual circumstances and processing channels, typical government-related costs include:
- Application fee: approximately AED 1,000 – AED 1,500
- Medical fitness test: approximately AED 300 – AED 800
- Emirates ID issuance: approximately AED 400 – AED 800
- Visa stamping: approximately AED 1,000 – AED 1,500
- Mandatory health insurance: approximately AED 800 – AED 1,500
In most cases, the total estimated government cost ranges between AED 3,500 and AED 6,000.
Fees are subject to change by immigration authorities, and additional charges may apply depending on application type or renewal category.
Note: Government visa and Emirates ID fees may change without prior notice. Always confirm the latest charges through official sources before applying. For up-to-date government service fees, visit the official UAE Government Visa & Emirates ID Fees page.
Dubai Land Department Investor Visa Process (Step-by-Step)
The 2-year property investor visa is linked directly to real estate ownership and involves coordination between property registration authorities and UAE immigration departments. While the process is structured, understanding each step helps ensure smooth approval.
Step 1 – Purchase Eligible Property
Buy a completed property worth at least AED 750,000 in a freehold area.
Step 2 – Obtain Title Deed
Register the property with the Dubai Land Department and obtain the Title Deed.
Step 3 – Apply for Investor Visa
Submit your application through:
- GDRFA Dubai
- ICP UAE
Step 4 – Medical Fitness Test
Complete a medical examination at an approved center.
Step 5 – Emirates ID Biometrics
Apply for your Emirates ID and complete biometrics.
Step 6 – Visa Stamping
Your residence visa will be stamped in your passport.
Once approved, you will receive your 2-year investor visa for Dubai.
UAE Investor Visa Benefits (2-Year Route)
The 2-year property investor visa offers a practical route to UAE residency without requiring employer sponsorship or business setup. It is designed for individuals who wish to secure legal residency through real estate ownership.
Key benefits include:
- Self-sponsored residency linked to property ownership
- Ability to live legally in the UAE
- Sponsor spouse and children (subject to immigration rules)
- No local employer or national sponsor required
- Access to UAE banking and financial services
- Eligibility to open personal and, in some cases, business bank accounts
- Opportunity to upgrade to a longer-term Golden Visa if higher investment thresholds are met
For many investors, this pathway provides both residency security and asset-backed stability in one of the region’s most established property markets.
Important Legal Rules & New Updates
Here are some legal rules that are important to understand before applying for a 2-year investor visa Dubai.
6-Month Rule
The 6-month rule UAE visa requires residents not to stay outside the UAE for more than six consecutive months. Staying away longer may cancel the visa.
Property Sale Impact
If the property is sold, the visa may be cancelled. The visa is directly linked to property ownership.
Renewal Conditions
To renew your visa:
- You must still own the property
- Property value must meet requirements
- Documents must be valid
Property Value Changes
If property prices drop, your visa usually remains valid until renewal. However, renewal may depend on meeting the AED 750,000 requirement again.
Upgrade to Golden Visa
Investors who increase their investment may qualify for a 10-year Golden Visa. This is a common upgrade path for property investors.
Invest in Dubai with Confidence
Dubai remains one of the most attractive destinations for property investors seeking residency. The real estate investor visa in Dubai offers a simple and reliable path to living in the UAE while building wealth through real estate.
Whether you’re investing from the USA, UK, India, Pakistan, or anywhere in the world, Time Homes Real Estate provides personalized guidance to help you secure the right property and obtain your 2-year property investor visa in the UAE smoothly.
From selecting an eligible AED 750,000 property to handling the full investor visa Dubai process, our team supports you at every step.
Book a confidential consultation with Time Homes Real Estate today and explore your Dubai residency options with expert guidance.
FAQ – Dubai 2-Year Investor Visa
How can I apply for a Dubai 2-year residence visa as a property investor?
You can apply by purchasing an eligible property, obtaining a Title Deed, and submitting an application through the immigration authorities.
What are the eligibility requirements for a 2-year investor visa in Dubai?
You must own property worth at least AED 750,000, have a valid passport, health insurance, and pass a medical test.
What documents are required for a 2-year property investor visa application?
Required documents include:
- Passport copy
- Title Deed
- Photos
- Health insurance
- Medical test results
What is the cost of obtaining a 2-year residence visa in Dubai?
The total cost is usually between AED 3,500 and AED 6,000.
Can I renew my Dubai 2-year residence visa online?
Yes, renewal applications can usually be submitted online through immigration portals.
Are medical tests required for a Dubai 2-year investor visa?
Yes, medical fitness tests are mandatory.
What is the processing time for a Dubai 2-year investor visa?
Processing usually takes 2 to 4 weeks.
Where can I apply for the Dubai Land Department investor visa?
Property registration and eligibility verification are handled through the Dubai Land Department (DLD), while the actual residence visa issuance is processed by the General Directorate of Residency and Foreigners Affairs (GDRFA) in Dubai or the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), depending on jurisdiction.
Can I sponsor my family under the 2-year property investor visa?
Yes, you can sponsor your spouse and children.
What happens if I sell my property after getting a 2-year investor visa?
Your visa may be cancelled if the property is sold.
Can a mortgaged property qualify for a Dubai investor visa?
Yes, if the paid equity is at least AED 750,000.
How can I check the status of my Dubai 2-year residence visa application?
You can check your status online through immigration portals.
