A Dubai property visa is a residence permit you get by owning property in the emirate, with no employer or sponsor. The Dubai Land Department (DLD) runs two main routes: a 2-year renewable visa with no minimum property value for sole owners, and the 10-year Golden Visa for owners whose property purchase value is AED 2 million or more.
This page is the overview. Each section links to a detailed guide when you are ready to go deeper.
Dubai property visa routes at a glance
| 2-year investor visa (Taskeen) | 10-year Golden Visa | |
|---|---|---|
| Minimum property value | None for sole owners; AED 400k share for joint owners | AED 2M purchase value |
| Validity | 2 years, renewable | 10 years, renewable |
| Ready property | Yes (title deed) | Yes |
| Off-plan | Only after handover | Case by case (Oqood) |
| Mortgaged | Yes, with bank NOC | Yes, with bank NOC |
| Main applicant fee (DLD) | AED 10,212.50 | AED 9,884.75 |
| Sponsor spouse and children | Yes | Yes |
| Sponsor parents | Yes, 1-year permits | Yes, 10-year permits |
| Service time (DLD) | 7–10 business days | 7–10 business days |
All figures are taken from DLD’s service pages as of 14 October 2026.
A third, smaller route also exists: a 5-year retirement visa for property owners aged 55 and over, widely reported at AED 1 million in property value. It sits outside this guide’s main focus, and you should check its current terms with DLD directly.
The 2-year property investor visa
The 2-year visa, which DLD calls Investor Residence (Taskeen), changed significantly in April 2026. DLD removed the long-standing AED 750,000 minimum for sole owners. Today, if you own a property alone, its value no longer matters for this route.
Joint owners have a separate test. Each co-owner applying needs a registered share worth at least AED 400,000.
What has not changed: you need a title deed, so off-plan units only count after handover. The DLD document list also includes a Good Conduct Certificate issued in Dubai and addressed to DLD.
For the full detail on the April 2026 change, read our explainer on the property visa with no minimum value.
The 10-year Golden Visa through property
The Golden Visa is the long-term option. DLD grants a 10-year renewable residence permit to investors whose property, or properties combined, had a purchase value of AED 2 million or more at the time of purchase.
Three features make it popular with owners who can reach the threshold:
- Ten years between renewals, against two on the investor visa.
- Parents get 10-year permits too, rather than one-year permits.
- A lower fee per year for the main applicant and dependants.
The trade-off is the size of the commitment. AED 2 million is a large amount to tie up in property, and the visa depends on keeping it. Our Golden Visa through property guide explains what counts towards the threshold, and our side-by-side Golden Visa vs 2-year property visa comparison helps if you are deciding between them.
Which property visa route fits your situation?
Use your budget and ownership structure to find your starting point.
| Your situation | Likely route | Watch out for |
|---|---|---|
| Studio or 1-bed in your sole name, any price | 2-year visa | Good Conduct Certificate; title deed needed |
| Flat shared 50/50 with a partner, under AED 800k | Neither co-owner, on current rules | Put it in one name, or raise each share to AED 400k |
| Ready property AED 2M+ in your name | Golden Visa | Purchase value, not current market value |
| Several smaller properties totalling AED 2M+ | Golden Visa | All must be in your personal name |
| Off-plan unit AED 2M+ | Golden Visa, case by case | DLD review of project and developer |
| Off-plan unit under AED 2M | 2-year visa after handover | Handover dates can slip |
| Property held in a company | Usually neither personal route | Ownership must be in your own name |
| Retiree aged 55+, AED 1M+ property | Retirement visa possible | Confirm current terms with DLD |
In our view, the 2-year visa is now the right default for first-time buyers below AED 2 million. The April 2026 change removed the main barrier, and the fee difference is small next to the property price. Above AED 2 million, the Golden Visa is usually the better choice unless you expect to sell within a few years.
Special ownership cases
Mortgaged property
A mortgage does not block either route. DLD asks for a bank no-objection letter showing the amount paid and the balance. For the Golden Visa, DLD’s own wording on how much must be paid is inconsistent, so confirm your equity position first. See our guide to the property visa on a mortgaged home.
Off-plan property
Off-plan units are registered through Oqood. They can support a Golden Visa application at AED 2 million or more, assessed case by case. They cannot support the 2-year visa until a title deed is issued. Read our off-plan property Golden Visa guide.
Jointly owned property
DLD assesses each co-owner’s share. Non-spouse co-owners each need AED 2 million for the Golden Visa and AED 400,000 for the 2-year visa. Sources disagree on whether spouses can combine shares. Our joint property Golden Visa guide sets out the scenarios.
Sponsoring your family on a property visa
Both routes let you sponsor a husband or wife and children, and both include parents. The differences are in duration and price.
- 2-year route: spouse and children under 18 get 2-year permits; sons over 18 and parents get one-year permits.
- Golden Visa: spouse, children and parents can all receive 10-year permits.
You will need attested marriage and birth certificates, health insurance and an IBAN, plus a consulate dependency certificate for parents. If the mother is the sponsor, DLD asks for a notarised NOC from the father. The full checklist is in our property visa family sponsorship guide.
How do you apply for a property visa in Dubai?
The process is the same shape on both routes:
- Prepare your passport, title deed (or Oqood), photo and any bank NOC.
- For the 2-year route, get a Good Conduct Certificate addressed to DLD.
- Visit Al Manara Centre (Cube) or a DLD-listed registration trustee in person.
- Submit documents and pay the fees.
- Complete the medical test on site.
- Receive your permit by email, typically within 7 to 10 business days.
Representatives cannot apply for you, and the Golden Visa terms say you must be inside the UAE. Our step-by-step application guide covers each stage, centre hours and the documents that most often cause delays.
How much does a property visa cost in Dubai?
DLD’s published government fees:
| Item | 2-year visa (AED) | Golden Visa (AED) |
|---|---|---|
| Main applicant | 10,212.50 | 9,884.75 |
| Spouse | 7,382.25 | 5,774.50 |
| Child under 18 | 6,482.25 | 5,774.50 |
| Parent | 8,882.25 (1 year) | 5,774.50 |
| File opening | 318.75 (parents) | 318.75 (family) |
On the Golden Visa, DLD also adds AED 100 per sponsored person. Health insurance, attestation and certificates are extra. Worked family totals are in our property visa cost guide.
Renewing and selling: keeping your residence
Your visa stays valid only while you own the qualifying property. Renewal means returning to DLD with a current title deed, a medical test and, on the 2-year route, a fresh Good Conduct Certificate.
Selling is where people get caught out. A sale usually ends the property visa unless you replace it with another qualifying property, and replacement windows quoted online are not published by DLD. Line up the replacement before the sale completes. Our property visa renewal guide explains the safest sequence.
Where official sources disagree
We checked every figure on this page against DLD’s service pages. A few points remain unclear because official wording conflicts or has not been published. We think it is more useful to show you these than to hide them.
- Golden Visa on a mortgage. DLD’s description mentions a bank letter showing AED 2 million paid; its terms only ask for a NOC showing the paid amount and balance. Press reports say a 2026 federal circular removed the upfront payment rule.
- Off-plan thresholds. Percentages such as “50% paid” circulate widely, but none appear on DLD’s current page.
- Spouses on joint deeds. Some advisers say spouses can combine shares for the AED 2 million test; others say each needs AED 2 million.
- Visa length on federal pages. Reporting on the federal ICP Golden Residence page in 2026 says it lists real estate investors at five years, while DLD’s Dubai service describes a 10-year permit.
- Renewal fees and sale windows. Not separately published by DLD.
On any of these, get written confirmation from DLD or a registration trustee before you commit money.
Choosing your Dubai property visa route
Start with how your title deed reads: whose name, what share, ready or off-plan. That single document decides which visa you can get, more than the price tag does. Then match the route to your plans: two years of flexibility, or ten years of stability with a larger commitment.
Rules on these routes changed twice in 2026, and they may change again. Check the DLD service page the week you apply. For more on buying and living in the emirate, browse our UAE real estate guides or visit the Live In Gulf homepage.
Frequently asked questions
Can I get a residence visa by buying property in Dubai?
Yes. Owning property in Dubai in your own name can qualify you for a residence visa through the Dubai Land Department. Sole owners of any value can apply for the 2-year investor visa, and owners of AED 2 million or more in property can apply for the 10-year Golden Visa.
What is the minimum property value for a Dubai visa?
Since April 2026, there is no minimum for sole owners applying for the 2-year investor visa. Joint owners each need a share of at least AED 400,000. The 10-year Golden Visa requires AED 2 million in purchase value, from one property or several combined in your name.
How long does it take to get a property visa in Dubai?
The Dubai Land Department lists 7 to 10 business days for both its 2-year and 10-year property visa services, counted from a complete submission. Allow two to three weeks overall, because the medical test, Emirates ID biometrics and missing documents such as a bank NOC can add time.
Can I work in Dubai on a property visa?
Property-linked residence lets you live in the UAE without an employer sponsor. Working usually requires a separate work permit or business licence, depending on your arrangement. Golden Visa holders are widely reported to have more flexibility here, but check current MOHRE and GDRFA rules for your situation.
Do I lose my property visa if I sell my home?
Usually, yes, unless you replace it. The visa depends on owning the qualifying property. Golden Visa holders are reported to keep the visa by buying another qualifying property, while the 2-year visa is cancelled on transfer. Arrange the replacement before your sale completes.
Is the Golden Visa better than the 2-year property visa?
If you already own AED 2 million or more in property, the Golden Visa is usually better: ten years between renewals, 10-year permits for parents and a lower fee per year. If your budget is below that, the 2-year visa now has no minimum value for sole owners.
Disclaimer: This article is general information, not legal, financial or immigration advice. All rules and fees were checked against Dubai Land Department service pages on 14 October 2026 and can change without notice. Confirm your case with DLD, GDRFA Dubai or a registration trustee before buying property for visa purposes.
