Property Investor Visa UAE: 2-Year vs 10-Year Golden

Who qualifies for each visa in 2026

Both visas are available to expats who buy residential property in the UAE. The 2-year Property Investor Visa requires a purchase of at least AED 2 million. The 10-year Golden Visa requires AED 2 million for off-plan or completed property, with the full amount paid and title deed in the investor's name.

Investors holding multiple properties can combine values to reach the threshold. The property must be freehold and located in approved areas. Commercial units or land alone do not qualify.

Key differences in duration and renewal

The 2-year visa is tied directly to property ownership and is renewed every two years as long as the investor still owns the qualifying asset. The 10-year Golden Visa is renewable every ten years with no property sale requirement, provided the original investment remains intact.

Both visas allow multiple entry and long-term stay without needing a local sponsor. Family sponsorship rules differ: the 2-year visa permits spouse and children under 18, while the 10-year option covers spouse, children of any age, and parents.

Application process and required documents

Buyers start by obtaining the title deed from the Dubai Land Department or relevant emirate authority. They then book a medical fitness test and Emirates ID appointment through ICP centres. The visa application is submitted online via the ICP portal or through an authorised typing centre.

Documents include passport copies, title deed, passport photos, and proof of payment. Processing takes five to ten working days after biometrics. No local sponsor or employment contract is needed.

Costs and fees you should budget for

Entry permit and visa stamping cost AED 3,000 for the 2-year option and AED 4,500 for the 10-year Golden Visa. Medical test and Emirates ID fees add AED 1,200 to AED 1,500. Typing centre and ICP service charges usually range from AED 500 to AED 800.

Annual property service fees and 5 percent DLD transfer fee on purchase remain separate from visa costs. No refund applies if the property is sold before visa expiry.

Which option suits different investors

Short-term buyers who may sell within five years often choose the 2-year visa for lower upfront fees. Long-term residents planning to keep property and bring extended family prefer the 10-year Golden Visa for stability and broader sponsorship rights.

Both visas grant access to UAE banking, schooling, and healthcare without employment. Investors should confirm current RERA and DLD rules before signing any sale contract.

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Got more UAE questions?

Tovi knows current 2026 UAE rules, fees, and processes. Ask anything — visas, banking, housing, schools. Ask Tovi free →