There comes a point – somewhere between a new business idea and a serious conversation about schools – when Dubai starts feeling less like a place to visit and more like a place to call home. The real estate investor visa, and its more ambitious counterpart, the Golden Visa, now play a central role in how global buyers live, invest, and build long-term ties in the city. As the property market evolves, so too do the residency options. If you're thinking about making the move permanent, here’s what you need to know.
The 2-Year Investor Residence Visa (Taskeen Visa)
For many buyers, this is where the journey begins. If you’ve purchased a freehold property in Dubai worth AED 750,000 or more, and that property is either fully paid or at least 50% paid on a mortgage, you’ll likely qualify for a 2-year renewable residence visa. This is often referred to as the Taskeen Visa, and it’s been the standard gateway for real estate-based residency for years.
It’s a straightforward visa option that grants you the essentials: the ability to sponsor your spouse and children, obtain a UAE residency permit and Emirates ID, open a bank account, and travel in and out of the country with ease. Crucially, it does not extend to off-plan real estate, and if you spend more than six months out of the country, the visa will be automatically cancelled.
The right to work isn’t included with the Taskeen route – if you want to work locally, your employer will need to apply for a separate work permit.
The application process is simple:
- Apply through the Dubai Land Department, typically at the Cube (Al Manara Centre)
- Provide documents such as your title deed, passport, health insurance, and a police clearance
- Complete medical tests and biometrics
- Pay the fees (these are usually around AED 10,200)
If approved, the visa will typically be issued within 7-10 business days. Ownership can be joint between husband and wife, but the visa applies to ready residential property only, not to land. If your property is still under construction, you’ll need to wait until handover or consider the Golden Visa route instead.
The 5-Year Golden Visa (Real Estate Route)
If your holdings exceed the AED 750,000 threshold for the Taskeen Visa, you may qualify for the more coveted 5-Year Golden Visa. Granted to property investors who own AED 2 million or more in Dubai real estate, this visa offers a renewable 5-year residency without the need for a local sponsor.
The Golden Visa is designed to be flexible. Your property can be completed, off-plan, or mortgaged, and as of 2024, there’s no longer a requirement to pay off a minimum portion of the mortgage, as long as your bank issues a No Objection Certificate (NOC) stating your eligibility.
Once granted, however, you’ll need to retain ownership of the property for at least two years.
The benefits of the 5-year Golden Visa are generous – you can sponsor your family and household staff, and spend extended periods abroad (more than six months) without automatic visa cancellation. Unlike the Taskeen Visa, you can also work and study in the UAE without company sponsorship.
Applications are handled through the Dubai Land Department or the federal ICP platform. To apply, you will need:
- A property valuation certificate confirming ownership of AED 2 million+
- Your passport, Emirates ID form, medical insurance, and fitness test
- If the property is mortgaged, a bank NOC confirming your eligibility
This visa is low-maintenance and renewable every five years, as long as you continue to meet the ownership threshold.
The 10-year Golden Visa (Business & Investment Routes)
While the 5-year Golden Visa offers long-term stability for property investors, the 10-year route is typically reserved for those making a broader economic contribution. That might mean investing in a UAE-based company, placing capital in an approved public fund, or paying significant taxes within the country.
The criteria is stricter – to qualify, you’ll need to meet one of the following conditions:
- Invest AED 2 million or more in a UAE-based company (as documented in your trade licence or shareholding certificate)
- Deposit AED 2 million into an approved UAE investment fund
- Demonstrate that you’ve paid at least AED 250,000 in annual taxes to the UAE government for the past two years
Under the 10-year Golden Visa, you can live and work freely in the UAE without being attached to a company or employer, and you can sponsor your spouse, children (regardless of age), and domestic staff. You also won’t lose your visa if you spend more than six months abroad. It’s a structure built for mobility, continuity, and long-term planning.
Applications are handled through the ICP platform, and the documentation you’ll need depends on the route you’re applying through.
Typically, you’ll be asked for:
- A letter from an auditor confirming your business or investment capital (the capital cannot be from a loan)
- A valid commercial or industrial licence and Memorandum of Association (for company-based routes)
- A tax clearance certificate from the Federal Tax Authority (for tax-based routes)
- Passport, Emirates ID application, medical insurance, and a medical fitness test
Processing usually takes a few weeks, though many applicants choose to work with consultants or PROs to manage the paperwork. Once approved, your visa remains valid for a full decade and can be renewed without fuss, so long as you continue to meet the investment criteria.
While it’s not the path for everyone, the 10-year Golden Visa is particularly appealing for those whose footprint in the UAE goes beyond residential property. If you’re building a business, managing significant assets, or simply seeking the longest runway possible, this is the visa that keeps doors open.
Final Thoughts
There are other long-term visas in the UAE, such as the 3-year Partner Visa and 5-year Green Visa, but these fall outside the scope of property investment. For real estate investors, the most reliable route to residency is the Golden Visa, which has become significantly more accessible to qualified buyers over the past year.
If you’re considering a move to Dubai and want to explore investment opportunities in the prime or super prime segments, please contact us and one of our experts will be in touch.
