There are many attractive places in the world with interesting advantages – low tax rates and minimal regulation (offshore jurisdictions), reputable banking structures (Switzerland), developed infrastructure, and high levels of security (EU countries), but the United Arab Emirates (UAE) is perhaps the only place where all these advantages are found in one place, making this country an exceptionally attractive option for both relocation and investment. The UAE is recognized as one of the best places in the world to live. Perhaps the best (and therefore most popular) city to live in here is Dubai, and a residence visa allows you to access all the local benefits. All this becomes available after purchasing real estate. Our company offers services to obtain a residence visa in the UAE.
Choosing a place to buy real estate and obtain a visa
When choosing a place to buy real estate, people usually evaluate:
- The ease of buying or renting real estate (for foreigners);
- The amount of investment required to obtain a residence permit (and other conditions, if any);
- The processing time for visa applications;
- The level of security and safety (corruption, crime, climate, and other threats);
- The strength and stability of the local financial system;
- The possibility of obtaining residence visas for family members through joint ownership of real estate.
Assessing these factors enables buyers to identify the ideal jurisdiction for real estate investment, and Dubai meets all requirements without exception.
The process of buying real estate in the UAE is fairly quick and simple, and ownership of the property is usually registered within 7-10 business days (provided that all requirements and procedures are completed correctly and on time).
The minimum real estate investment required to obtain a visa in Dubai:
- AED 750,000 (approximately US$205,000) – entitles you to a two-year residence visa;
- AED 2,000,000 (approximately US$545,000) – entitles you to a ten-year investor visa.
In both cases, property owners can sponsor their families (family members receive special residence visas for a period aligned with the sponsor's visa).
Our consultants have extensive experience in the UAE market and are well-versed in all the intricacies of this issue. They will help you find the best option for you, taking into account all your requirements, wishes, and budget.
What is a visa for property owners in the UAE?
A property visa in the UAE is a special type of residence visa issued to foreigners who purchase real estate in the UAE. This document enables investors to reside in the country without restrictions and access several significant benefits. However, to obtain such a visa, the property must meet specific criteria to be eligible for application.
The UAE property owner visa is a great opportunity for foreign investors to come on business or for a vacation, whether they plan to live in the country long-term or only temporarily.
What property requirements mustbe met to obtain a Dubai Residence Visa?
To obtain a Dubai real estate investor visa, a foreign national must meet the following requirements:
- The minimum property value must be AED 750,000 (approximately USD 205,000). If the property is jointly owned (except for joint ownership by spouses), the value is divided among the owners. To qualify for the visa, each owner’s share must exceed AED 750,000. In this case, the owners will receive a 2-year visa. If the property value exceeds AED 2,000,000, the investor becomes eligible for a 10-year residence visa (the Golden Visa).
- The property must be residential (i.e., not a warehouse or an industrial facility). However, ownership of office premises can also be included in the total value. If you own multiple properties with a combined value above AED 750,000 or AED 2,000,000, and some of them are office premises, these can also be included in the visa application.
If the foreign investor meets these conditions, they can obtain a UAE residence visa for themselves and their family members (dependents). After the application is reviewed and approved, all family members receive official UAE residency status, which grants them access to benefits such as health insurance, a local driving license, and other resident privileges.
As long as the owner retains title to the property, the visa can be renewed an unlimited number of times – both the 2-year residence visa (for properties valued at AED 750,000 or more) and the 10-year Golden Visa (for properties valued at AED 2,000,000 or more).
Online, you may come across headlines such as “UAE visa for 99 years”. At first glance, this may seem strange, but technically it is possible. Property owners are issued a visa for 2 or 10 years; however, as long as you keep ownership of the property, you can renew your visa again and again – potentially, if you are lucky, for up to 99 years. The renewal procedure is the same each time and costs the same.
Have questions?
Complete the feedback form on our website, and our specialists will provide detailed answers to any questions you have.
Advantages of a UAE residence visa for property owners
A UAE real estate investor residence visa offers its holders a wide range of benefits:
- A high standard of living and potential rental income. Dubai and the UAE offer unique conditions for a luxury lifestyle, world-class shopping, and stunning beaches. This attracts large numbers of foreign tourists and expats, creating steady demand in the rental property market. In addition, because there is no personal income tax, residence visa holders enjoy significant financial advantages compared with investors in many other countries.
- Access to a world-class healthcare system. The UAE offers an excellent healthcare system with internationally accredited hospitals and highly qualified medical professionals. Holding a residence visa grants access to these high-quality medical services. This is one of the key reasons the UAE has recently become a popular destination for both leisure and medical tourism.
- Exceptional safety and security. Dubai is a modern megacity often compared to New York, London, and Paris in terms of lifestyle and quality of living. However, unlike many major global cities, Dubai boasts an exceptionally low crime rate. Strict laws are enforced, and expats may face deportation for serious offenses, making Dubai one of the safest places to live in the world.
- Relatively low cost of living. Although real estate prices can be high, many everyday goods – including clothing, household appliances, electronics, vehicles, and more – are relatively affordable. This is largely due to the low tax environment. For example, while VAT in many countries averages around 20%, in the UAE it is only 5%. As a result, day-to-day living expenses are often lower than in many other major cities.
- No language barrier. Although Arabic is the official language, English is widely used in business, government documentation, and everyday life. Other globally spoken languages, such as Spanish, French, and Russian, are also commonly used. This allows expats to transition smoothly without the need to learn a new language immediately.
- Opportunity for long-term residence. Property owners and their families can obtain a residence visa that can be renewed an unlimited number of times. Foreign nationals who invest in higher-value properties may qualify for the Golden Visa, which is issued for 10 years. Obtaining a visa and the Emirates ID (resident identification card) is relatively straightforward, with a simple application process. In most cases, visas are issued within 2-3 weeks.
Contact us today to receive full information about all the opportunities and benefits of a UAE property owner residence visa.
Purchasing property in Dubai, UAE
Where and how can foreigners purchase property in Dubai? It is important to note that certain restrictions apply to foreign nationals in the UAE, including restrictions on property ownership. However, Article 3 of Decree No. 3 of 2006 designates specific areas where foreigners may acquire freehold ownership, usufruct rights, or long-term leasehold rights for up to 99 years.
Freehold property ownership means that the property is legally registered in the buyer’s name through a title deed issued by the Dubai Land Department (DLD) or other relevant authorities in other Emirates. Owners may sell, lease, or use their property at their discretion.
In general, the property purchase process in Dubai follows these steps:
- Initial consultation with a consulting company. During the first consultation, you can discuss your goals, preferences, and budget with our specialist. We will explain the available options in detail and help you select the most suitable solution.
- Property search and offer submission. Once a property has been selected, our agent will negotiate the terms with the current owner. In most cases, a personal meeting with the seller is not required until ownership is transferred. If necessary, our specialist can represent your interests under a power of attorney.
- Signing the Memorandum of Understanding (MOU). The Memorandum of Understanding (MOU), also known as the sale and purchase agreement, is signed by both parties after all transaction terms have been agreed upon. The buyer must pay a 10% deposit of the property value by cheque, payable to the seller. These funds are held by the real estate broker until the official transfer of ownership.
- No Objection Certificate (NOC). If the property is not yet fully completed, a No Objection Certificate (NOC) from the developer is required to transfer ownership. The NOC is jointly submitted by the buyer and the seller and is issued after all service charges have been paid. The NOC fee is up to AED 5,000.
- Transfer of ownership. Once the NOC has been issued and all applicable fees have been paid, the buyer, seller, and broker visit a registration trustee office accredited by the Dubai Land Department (or the relevant department in another Emirate) to complete the ownership transfer. At this stage, the final 90% payment of the purchase price is made.
Important! After the property purchase and subsequent visa issuance, the property owner must enter the UAE at least once every 180 days (twice a year) to maintain resident status. If a person remains outside the UAE for more than 180 consecutive days, their visa will be cancelled. There are no restrictions on the number of trips; residence visa holders may stay outside the UAE for as long as they wish, provided they do not exceed the 180-day absence limit.
Applying for a UAE residence visa
A real estate investor residence visa is issued by the Immigration Department of the Emirate where the property is located (for example, Dubai, Abu Dhabi, Ras Al Khaimah).
Medical examination for a property investor visa
Before collecting documents and submitting an application, the property owner must undergo a mandatory medical examination. Each applicant must complete a registration form and pass a medical check. This ensures that individuals with infectious diseases do not enter the country.
The examination includes a comprehensive blood test, a chest X-ray, and several other tests, all conducted at a certified medical facility. The process is usually quick, with results available within two days, and sometimes even on the same or the following day.
Our specialists will help you complete all required steps as quickly as possible and obtain the necessary results without delays.
Documents required to apply for a UAE property owner visa
The procedure for collecting and submitting documents for a UAE real estate investor visa may vary slightly depending on the Emirate where the application is filed. However, the core set of documents required for entry approval generally includes:
- a property title deed registered in the applicant’s name;
- the applicant’s passport;
- a recent passport-size photograph of the applicant.
UAE real estate investor visa holders may act as sponsors for their family members, including a spouse, children (under 18 years old, and in some cases up to 25 years old), and parents.
The property owner must first obtain their own residence visa. After approval, they can apply for visas for their family members. This requires collecting documents for each family member separately and paying the applicable fees for each application.
Documents required to sponsor family members include:
- a marriage certificate attested by the Ministry of Foreign Affairs (for sponsoring a spouse);
- a birth certificate attested by the Ministry of Foreign Affairs (for children);
- the applicant’s passport;
- a valid passport-size photograph of the applicant.
Marriage and birth certificates must also be attested by the UAE Embassy in the applicant’s country of residence and legally translated into Arabic. A family visa, including all applicable fees, costs approximately AED 4,800.
Cost of a Dubai real estate investor visa
The cost of obtaining a real estate investor visa in Dubai depends on several factors, such as whether the applicant is already in the UAE at the time of application (for example, having entered on a 90-day tourist visa).
The visa cost also depends on whether you own property valued at AED 750,000 or AED 2,000,000 or more. The fees are slightly higher for properties valued above AED 2,000,000.
The standard visa fee includes administrative and other related charges. Below is a full breakdown of the approximate costs associated with obtaining a UAE real estate investor visa:
| Description | Fees (AED) |
| Police clearance certificate, initial approval, and power of attorney | 2900 |
| Application processing fee | 630 |
| DLD license and establishment card | 8440 |
| Residence visa (2 years) – includes visa stamping in the passport, Emirates ID, and medical examination | 2490 |
| Basic medical insurance (for applicants under 55 years old) | 1200 |
| Consulting services fee (on average) | 8000 |
| VAT | 1173 |
Thus, the total cost of obtaining a residence visa is approximately AED 25,000. The total cost of obtaining a Golden Visa is approximately AED 29,000.
Process of renewing a UAE property residence visa
Upon the expiration of a residence visa, the UAE government grants expats an additional 30-day grace period to renew their documents, if required. During this period, individuals may remain in the country without incurring any fines or penalties.
To renew a property owner's residence visa, the following documents are required:
- passport and UAE Emirates ID;
- valid medical insurance;
- property ownership title deed.
Investor and property owner visas in different countries
To clearly compare the speed and ease of obtaining an investor (property owner) visa in Dubai, UAE, we will review similar programs in other popular destinations worldwide.
| Country | Visa Name | Description |
|---|---|---|
| United Kingdom | Tier 1 Investor Visa | Issued to foreign investors who have invested at least GBP 2,000,000 in the UK economy. The initial visa is granted for 3 years, with the option to extend it for an additional 2 years upon making a further investment of GBP 2,000,000. |
| США | E1 Visa | The E-1 visa is issued to employees of companies that demonstrate substantial trade turnover between their home country and the United States. Minimum investment in the US economy must be at least USD 1,000,000. |
| Spain | Golden Visa | Granted upon the purchase of real estate worth at least EUR 500,000 per person, or by opening a deposit in a local bank of at least EUR 1,000,000, or by investing EUR 1,000,000 in shares of Spanish companies. |
| Australia | Business Innovation and Investment Visa (Subclass 188) | To obtain this visa, applicants must demonstrate English language proficiency and relevant professional qualifications (for employed applicants), or invest at least AUD 400,000 per year in the local economy, or AUD 800,000 or more in real estate (excluding Sydney, where investments of AUD 2.25 million in a business or AUD 3 million in real estate are required). |
| Italy | Investor Visa | Issued for investments of at least EUR 2,000,000 in a local business, EUR 1,000,000 in an Italian company, or EUR 500,000 in an innovative startup. The investment must be maintained for at least two years, and the visa is valid for three years. |
Therefore, if you wish to relocate to the UAE and enjoy the country's luxurious lifestyle, one option is to purchase residential property. Alternatively, foreign nationals may obtain a residence visa by establishing a business in the UAE or by securing employment with a local company.
Our specialists will advise you on all matters related to obtaining a UAE residence visa.
Assistance with obtaining a UAE residence visa
We can help you and your family members obtain the desired residence visa in the UAE. Our specialists will support you throughout the entire process – from property selection and purchase to relocation and receiving your finalized documents.
Our managers will assist you in preparing a complete set of documents, guide you through all stages of the property purchase, and recommend a real estate agent who will make every effort to ensure the successful acquisition of the property in your name. If necessary, we can represent your interests before government authorities under a power of attorney. Alliance Business Advisors guarantees that you will achieve the desired result in the shortest possible time.
Frequently asked questions
What is the investment program in Dubai, UAE
The UAE offers a “Residency by Investment” program. It applies to foreign nationals who are willing to invest more than AED 750,000 or AED 2,000,000 in real estate in the country.
What is the difference between the golden visa in Spain and the golden visa in the UAE?
In Spain, foreign nationals who purchase property worth more than €500,000 (approximately USD 555,000) are eligible for a Spanish Golden Visa. To qualify for a UAE Golden Visa, an investment of at least AED 2,000,000 (approximately USD 545,000) in real estate is required.
At the same time, application processing in the UAE is significantly faster. In addition, Spain has a relatively high overall tax burden, much higher than in the UAE. Spain also does not offer alternative residence visa options for property owners, whereas the UAE has a standard residency program with a minimum investment threshold of only USD 205,000.
What does a Dubai residence visa allow you to do?
Property-based residence visa holders in the UAE enjoy a range of benefits and opportunities, including:
- visa-free entry into the country and the right to reside there;
- the ability to relocate family members;
- opening a personal bank account;
- obtaining a UAE driving license;
- access to medical insurance;
- the right to teach at educational institutions across the country;
- a preferential tax system.
What are the requirements for obtaining a UAE property owner visa?
For a residence visa, the primary requirement is to purchase property in the UAE. This is the only essential condition; all other steps are procedural. Contact our consultants today, and they will explain all the details.
How long does it take to obtain a UAE property owner visa?
As a rule, the review and approval process takes 1-2 weeks, provided that the documents are properly prepared. Our specialists will help you complete the process as quickly and smoothly as possible.
What are the grounds for cancellation of a UAE property owner visa?
A property-based visa may be cancelled for criminal offenses, failure to meet the minimum stay requirement in the country (less than 180 days per year), or the sale of the property.
Can I obtain UAE citizenship through investment?
The UAE does not offer citizenship by investment. However, resident status and an Emirates ID grant you nearly the same rights as UAE citizens.
How can I enter the country without a residence visa?
In most cases, foreign nationals can enter the UAE on a tourist visa valid for up to 90 days. This period is sufficient to complete all preparatory steps for obtaining a residence visa. Our consultants will assist you in selecting a property and completing the purchase agreement, and will guide you through every stage of the visa process.
What is a title deed in Dubai?
A title deed is a document that confirms your ownership rights to a property. It is issued by the land department of the Emirate where the property is registered.
What is the role of the Dubai Land Department?
The Dubai Land Department registers all real estate purchase and sale transactions, maintains the property ownership registry, and issues title deeds confirming ownership.
How long is a uae property owner visa valid?
Depending on the property's value, the UAE issues property owner visas valid for 2 or 10 years, with renewal options available in both cases.
If I own multiple properties, am I eligible for a uae visa?
When assessing your application, the total value of up to four properties you own may be taken into account. Warehouse and industrial properties are excluded from this calculation.
Can I obtain a visa through mortgaged property in Dubai?
Yes, if the outstanding mortgage amount is less than 50% of the property’s value, you may still qualify for a visa.
Can I obtain a tax residency certificate with a uae property visa?
Yes, you can obtain a tax residency certificate from the UAE Ministry of Finance. This allows you to benefit from double taxation avoidance agreements with other countries by applying for a real estate investor visa and residing in the UAE for the minimum required number of days.
