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Dubai Property Visa Rules 2020 – How to Obtain UAE Investor Visa

Dubai Property Visa is much like a unicorn. Everyone has heard about it but nobody has seen it. Well, we are going to uncover everything about this visa in this article.

What you are going to read below is not a theoretical knowledge about Dubai property visa process but what I have learned after assisting dozens of investors to obtain their UAE investor visa through property purchase in Dubai.

Update (August-2020) : 5 year  Retirement Dubai Property Visa. Applications for 5 year Retirement property investment visa have started officially. Get in touch with me to know more.

Update (July-2019) : 5 year Dubai Property Visa. Applications for 5 year property investment visa have started officially. Get in touch with me to know more.

Update (Jan-2019) : 2 Year visa upgraded to 3 year visa. Get in touch with me to know more.

In this article, I will walk you through the process of getting Dubai Property Visa.

The first time I wrote about Dubai property visa process on my blog was in 2016. The information was actually requested by a client who had recently bought a property through me. Honestly, I had no idea how the process worked and what were the requirements of UAE investor visa through property purchase in Dubai.  Since then, this has become and additional service that I offer to anyone who is interested in getting investor visa against their property and don’t want to go through the manual labor of doing things themselves.
So, if you are someone who wants to get Dubai Property Visa, get in touch me and we can sort out everything for you.

I promised him that once I collect the required information, not only I will let him know but I will also assist him in going through the procedure. So, I started my research and to my surprise, all the information I found on the internet was quite mixed. Each article I read, made Dubai property visa procedure more complex for me. How to explain it to my client in easy words, if I don’t understand it in the first place was my question to myself.

Long story short, I paid a visit to Dubai Land Department, met with a few people, tried to collect as much information as possible and decided to go through with client’s application for Dubai property visa.
The process for Dubai investor visa below is not only going to be easy to read and digest but easy to implement on your own as well (provided you have sufficient time to go through it).

So what should be the value of property and it’s type? If you have read number of articles about Dubai real estate visa before reaching here then chances are, you already know the threshold value for such visa is AED 1,000,000. However, there is much contradictory information related to micro details and we are going to address those below.

Property/ Investment Value: The purchase value (not the current market value) of your property needs to be at least AED 1,000,000 or above.

Example: If you bought a property few years ago for AED 900,000 and now the property is worth AED 1,000,000 or more, it doesn’t qualify for the visa.

Property Type: Previously, Dubai Property visa was only issued against residential properties (Apartment/ Villa) However, Dubai Land Department is accepting applications for commercial properties (Hotel Room, Hotel Apartment, Office, Warehouse) as well.

Example: If you bought a property worth AED 1m or above but it is not ready yet or there is a dispute or it is not in a liveable condition, you do not qualify for investor visa.

Acceptable Properties for Dubai Property Visa:

  • Apartment
  • Services Apartment
  • Villa/ Townhouse
  • Hotel Apartment
  • Hotel Room
  • Office
  • Warehouse

Note: The property should be in a freehold area. If you have purchased (leased) a property in a leasehold area, you are not the rightful owner of that property. Your title deed in this case will specify for how many years you have leased the property

Not Acceptable Properties for Dubai Property Visa:

  • Off-Plan Property
  • Disputed Property
  • Land/ Plot

Dubai Property Visa Rule Updates

If there is one thing that I have learned from assisting more than 50 clients to get their Dubai property visa than it is, “Dubai property visa rules keep changing rapidly”. This is another reason why most of the information available on the internet is out-dated.

Let’s take a look at some of the Dubai property visa rule updates below;

Can an owner of multiple properties get Dubai Property Visa?


Old Rule: You can apply for UAE investor visa against one property only.
New Rule: You are eligible for UAE investor visa as long as your total investment is AED 1,000,000 or above in one of maximum three properties.

Can Dubai Property Visa be applied on a mortgaged property?
Old Rule: You are not eligible for visa against your Dubai property if it is mortgaged.
New Rule: You are eligible for property visa against your Dubai property as long as the purchase value is AED 1m or above and you have paid off 50% mortgage.

This is a complicated situation though, I had application of one client rejected because on his title deed, bank was mentioned as owner of property. So, if your property is financed, you should be mentioned as the owner of that property (it’s quite rare though).

In some cases, property is owned by two or more parties together which is called joint ownership. Let’s see what Dubai property visa rules have to say about such situation.

Joint Ownership (Different Entities): If the property is owned by multiple people, every one of them can apply for Dubai investor visa as long as that person has a share of AED 1m or above in purchase value.

Joint Ownership (Husband & Wife): If the property is owned jointly by husband and wife then any one can apply for UAE investor visa even if the property’s total purchase value is AED 1m divided between both of them. An attested marriage certificate has to be presented in this case.

I have already addressed the issue of property condition in above section. The reason to elaborate on this point is because I had many clients objecting on the condition of property as they were falsely informed by some developers that if they will buy their off plan property, they will get a resident visa of Dubai.

So, let’s list out in what condition your property needs to be in order to qualify for UAE property visa.

Freehold Property

This is the rule number one and there is no exception to it. The property against which you wish to apply for UAE property visa has to be a freehold property, period.

Ready Property

Let me write it in a way so it stands out properly, YOUR PROPERTY NEEDS TO BE IN A READY CONDITION, NO VISA WILL BE ISSUED IF THE PROPERTY IS OFF-PLAN (UNDER CONSTRUCTION).

If anyone is selling you an off plan property and trying to convince you that you can get UAE resident visa based on purchase of that property is ether lying to you on purpose or is lazy enough not to even verify information given to him by his colleague/ sales manager.

Another thing to keep in mind is, there should be no disputes against the property and it should be 100% ready to move in.

Habitable Condition

The property needs to be in a habitable condition. If the property has been declared unsafe by authorities for any reason, no Dubai property visa will be granted in that case.

How many types of Dubai property visas are available?

So basically, there are three types of UAE investor visas and you can opt for any of them. One is a six month multiple entry Dubai property visa and the other is three years multiple entry Dubai property visa.

Let’s take a look at these visa types below;

Six Month Multiple Entry Dubai Property Visa

The six month visa is technically considered as a tourist visa, you will not be issued an emirates ID like anyone who gets a long term resident visa and you will not have to go through medical examination as well.

The common features of six month investor visa are, cheap cost, short processing time and easy to do it on your own. I will discuss about the cost and process later in this article.

Three Year Dubai Property Visa

This is by far the most popular visa type and most of the clients prefer to go for this option. The visa is issued for three years tenure and can be renewed before or upon expiry at a nominal cost. If you want to enjoy all the perks of being a resident a UAE then this visa option is best for you.

Later in this article, I will discuss in detail about the cost and process involved in this visa.

Five Year Dubai Property Visa

In 2018, Dubai government announced that a five year investor visa will be issued to property investors in Dubai. This came into effect in July, 2019.

If you have invested at least AED 5 million in properties and have no mortgage on any of the properties, you can qualify for five year Dubai property visa.

Before I jump into the details of how the Dubai property visa process works, let us talk about how much it can cost you.

Dubai Six Month Property Visa Fee

The six month property visa is not very expensive. The overall cost for this visa is around AED 2,000.

Dubai Three Year Property Visa Fee

There are multiple departments involved when it comes to three year residency visa against your property in Dubai. The overall cost of getting the visa will be approximately AED 15,000.

The visa that you will get against your property purchase in Dubai will be a purely resident visa which means you or any of your family members will not be allowed to work on that visa.

In case if you or any of your family member wants to work, the visa status will have to be changed and the organization which offers the job will have to issue sponsoring visa.

The overall documents required by Dubai Property Visa either you apply for six month or for three years is same. However there is a slight difference in some requirements and I am going to list the required documents separately below.

Documents Required for Six Month Dubai Property Visa

  • Original Title Deed
  • Original Passport
  • Good Conduct Certificate from Dubai Police
  • NOC from Developer
  • Current Visa Copy
  • 1x Passport Size Photo (white background)

The above documents have to be submitted in General Directorate of Residency and Foreign Affairs Dubai. The main office is located in AlJafilliya behind Jafilliya police station – Bur Dubai. You can also visit any of the AmerCenters to process this visa.

Documents Required for Three Year Dubai Property Visa

  • Original Title Deed
  • Original Passport
  • Good Conduct Certificate from Dubai Police
  • Current Visa Copy
  • 1 Passport Size Photo (white background)

Unlike six month visa, there are multiple departments involved in the process to whom documents have be to submitted during different stages of the process. The good thing is, all the departments have their branches inside Dubai Land Department so you are not required to go to any other place (in most of the cases).

Documents Required for Five Year Dubai Property Visa

  • Original Title Deed/s
  • Original Passport
  • Current Visa Copy
  • 1 Passport Size Photo (white background)

Since the five year visa is applicable to those investors who have invested at least AED 5 million in Dubai Property. The process has been made much simpler, doesn’t cost as much as three year visa and gets done in few days as compared to three year visa which can take up to 3 weeks.

Dubai Property Visa Process In Detail

• Before moving forward and initiating the procedure for Dubai investor visa, make sure that you have all the things in place. Double check on all the requirements above and put all the required documents in one file. Six Month Dubai Property Visa Process As I mentioned above, the concerned department for such visa is General Directorate of Residency and Foreign Affairs Dubai. Below are the steps to follow;

•  Contact the developer and apply for NOC. Specifically tell them that you require NOC for a six month visa. The cost of this NOC varies from developer to developer.

• Once you have obtained NOC from the developer, it is time to visit Dubai Police. You can visit any police station near you and apply for good conduct certificate. If you have/ had an emirates ID, you can skip this process and apply online through Dubai Police website/ application. The cost for this certificate is AED 220.

• Take the NOC, good conduct certificate and all supporting documents to GDFRA head office in inquire at the reception. They will guide you further where to go and submit the documents.

• Wait for a few days and your visa will be sent to you in email.

Three Year Dubai Property Visa Process

Let’s talk about the big elephant now. Unlike six month visa, there are multiple departments involved hence the visits to Dubai Land Department and the waiting days are more here.
I have gone through this so many times that if you wake me up in the middle of the night, I could tell you all the steps involved in half awake, half asleep condition as well.
Let’s take a look at the steps involved below;

• Go to Dubai Land Department and ask them to give you a reference letter to be submitted to Dubai Police for good conduct certificate. If you have/ had emirates ID, just directly go to Dubai Police website/ application and apply for same. Give the certificate approximately two days to arrive in your email.

•  Once you have the good conduct certificate, take it with you along with all supportive documents to Dubai Land Department. They will review the documents and if everything is okay, your application will be accepted. Wait for approximately 6 to 8 working days to get an update on your approval (official time frame given from DLD is 30 days for such approval).
Usually, you will get a text message. However in some cases, you will have to visit and follow up on approval.

• Once approval received, visit Dubai Land Department again. This time, you have to apply for a trade license. Wait for another 4 to 5 working days for issuance of license.

•  Once license issued, visit Dubai Land Department again and submit your original title deed (it will be replaced with a new one). Wait for approximately one day to get a text message from them.

• Once text message received, visit DLD again and collect the title deed. Take the new title deed with all the documents and apply for a resident permit. Wait for a few hours after application.

•  The resident permit will be sent to your registered email address.

Five Year Dubai Property Visa Process

As I mentioned above, the process of five year Dubai property visa is much simpler as compared to three year visa.

•  Make sure you have all required documents with you.

• Visit Dubai Land Department and ask them about five year visa.

• They will look at the documents, verify details and collect the fee for processing.

•  You will be done with it in a few days’ time as compared to a couple of weeks in case of three year Dubai Property Visa.

Yalla! You have successfully completed the procedure of obtaining UAE residence visa through property investment in Dubai.
In case if you need more information and assistance in applying for Dubai Property Visa and want to make the process hassle free, you can contact me at manujgarg007@gmail.com or call me directly at +971-529109-324.

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