Two-year property investor visa in Dubai
A shorter route to residency when the property does not reach the Golden Visa threshold. We check your case against the current rules and take care of the filing.
Three property visas side by side
Choose by the property you have, not by the name of the visa.
| 2 years | 5 years, retirement | 10 years, Golden | |
|---|---|---|---|
| Property value | No minimum for a sole owner | AED 1M or more | AED 2M or more |
| Joint owners | AED 400,000 each | Checked case by case | Each share counts; spouses are treated differently |
| Other condition | Dubai Police good conduct certificate | Age 55 or over | None beyond value |
| Fees, new | AED 10,545 | AED 7,084.75 | AED 9,984.75 |
| Fees, renewal | AED 8,215 | AED 6,519.75 | AED 9,519.75 |
| Fees, cancellation | AED 1,239 | AED 190.75 | AED 190.75 |
Dubai Land Department fees as published in October 2026. They do not include our service fee. We confirm them on the day of filing.
When you need it
- Your property is valued below AED 2 million
- You own jointly and want to know if your share qualifies
- You need residency to open a bank account or settle in
What we do
- Check ownership against the current DLD criteria
- Prepare the file for the Dubai Land Department
- Book the medical test and biometrics
- Tell you when the Golden Visa becomes available to you
How it goes
- 01Check
We look at the deed and how the ownership is split.
- 02File
We submit through the Dubai Land Department channel.
- 03Medical
Medical test and biometrics at a time that suits you.
- 04Receive
Residence visa and Emirates ID.
Documents
- Passport
- Photo on a white background
- Title deed
- Bank no-objection letter, if the property is mortgaged
- Dubai Police good conduct certificate
In 2026 Dubai removed the AED 750,000 minimum for sole owners; for joint owners a minimum share applies, reported at AED 400,000. We confirm the figures that apply on the day of filing.
Questions
How is it different from the Golden Visa?
Two years instead of ten, and no AED 2 million threshold. Fees are in the table above. Rules on long stays abroad are reported differently for the two-year visa, so we check them if you plan to be away.
Can it be renewed?
Yes, while you still own the property and meet the conditions in force at renewal.
