A buyer in Dubai is looking at a AED 600,000 studio and asks the obvious question: “Will this get me a residence visa?” A year ago the answer was no. Today the answer is “it depends on how the title is held, whether the unit is finished, and whether there is a mortgage”. Those three conditions decide the outcome far more than the price.
The 2-year property investor visa Dubai owners can now apply for no longer has a minimum property value for sole owners. Joint owners still need a registered share worth at least AED 400,000 each, the property must be completed with a Dubai title deed, and off-plan units registered only under Oqood do not qualify. The 10-year Golden Visa is a separate product and still starts at AED 2 million.
Published: 27 October 2026
This guide is written from the buyer’s side: does the purchase qualify before you pay? It separates what is reported by news outlets and law firms from what only visa consultancies claim, because several figures in circulation (mortgage thresholds, fees, the change date) do not agree with each other. We could not open the live Dubai Land Department (DLD) rule page this session, so every rule below is attributed to the source that reported it.
2-year property investor visa Dubai: what changed in April 2026?
Short answer: Dubai removed the AED 750,000 minimum property value for individual (sole) owners applying for the renewable 2-year property investor visa, and set a AED 400,000 minimum share for each joint owner.
Khaleej Times reported on 1 May 2026 that “there is no minimum investment requirement” for individual investors. A later Khaleej Times piece (1 July 2026) states the rule applies provided the applicant is the sole owner, that it took effect in April under the DLD’s Taskeen programme, and that each investor in a jointly owned property must hold a share worth at least AED 400,000 “even if ownership is split equally”. Fragomen’s immigration alert of 8 May 2026 and BSA Law’s note of 30 April 2026 describe the same two changes. BSA is careful to say the change rests on “recent reports” and remains “subject… to the final requirements and approvals of the competent authorities.”
Gulf News and Gulf Business also reported it, and search summaries of those reports give the date as 29 April 2026, with the change appearing on the DLD’s Cube platform rather than through a formal public announcement. One consultancy page dates the removal to May 2026. The most defensible reading is: rule changed in late April, reported in the first days of May, and some pages dated it by the report rather than the rule.
| Item | Before April 2026 | After April 2026 (as reported) |
|---|---|---|
| Sole owner, minimum property value | AED 750,000 | No minimum |
| Joint owners, minimum per person | AED 750,000 per owner (Fragomen) | AED 400,000 share per owner |
| Visa length | 2 years, renewable | 2 years, renewable |
| 10-year Golden Visa | AED 2,000,000 | Unchanged at AED 2,000,000 |
Who qualifies as a sole owner?
Short answer: Your name alone must be on a completed, registered Dubai title deed. If anyone else is on the deed, you are a joint owner and the AED 400,000 share test applies.
This is the trap most buyers walk into. The “no minimum” headline applies to a single name on the deed. Add a spouse, a parent or a business partner and the sole-owner rule no longer applies. A law firm commentary (LYLAW, 21 October 2026) gives a worked example: a AED 800,000 villa split equally between two non-spouse owners qualifies both (AED 400,000 each), while a AED 700,000 property split equally gives AED 350,000 each and neither owner qualifies.
Other points reported by only one source each, so treat them as “confirm with the DLD”:
- Deeds issued outside Dubai, and DIFC title deeds, are not accepted (Khaleej Times and LYLAW agree on this).
- Company-owned property does not automatically qualify the shareholders; the applicant generally needs to be named on the deed or show beneficial ownership (a visa consultancy, Global Law Experts).
- Trust and nominee structures generally do not suffice, and several small properties are not pooled (same consultancy, secondary).
- LYLAW says spouses are treated differently: one spouse can apply as primary applicant and sponsor the other. A search summary of another page says spouses may combine shares. Neither is confirmed by the DLD, so ask before you structure a purchase around it.
The joint-owner test: AED 400,000 per person
Short answer: Multiply the property value by each owner’s registered share. Each person’s resulting share must be worth AED 400,000 or more.
Use the actual registered share, not an assumption. If two owners hold 50/50, the property must be worth at least AED 800,000. If it is held 75/25, only the 75% holder can pass on a AED 800,000 property (AED 600,000 share); the 25% holder (AED 200,000) cannot. The calculation is plain arithmetic on a reported rule, but the DLD decides which valuation it uses, so ask which one before you rely on it.
| Property value | Split | Share per owner | Both qualify? |
|---|---|---|---|
| AED 700,000 | 50/50 | AED 350,000 each | No |
| AED 800,000 | 50/50 | AED 400,000 each | Yes (matches the LYLAW example) |
| AED 800,000 | 75/25 | AED 600,000 / AED 200,000 | Only the 75% owner |
| AED 1,200,000 | 3 owners, equal | AED 400,000 each | Yes |
The practical lesson: if two people want the visa, a AED 700,000 apartment fails but a AED 800,000 one works. If only one person needs the visa, put that person alone on the deed and the minimum value disappears.
Mortgages: where the sources disagree
Short answer: A bank NOC is required in every source. Whether you must also have paid a minimum share of the price is the point of disagreement, so confirm it with the DLD before you rely on a mortgaged purchase.
Three versions are circulating:
| Source type | What it says about a mortgaged unit |
|---|---|
| Khaleej Times (1 May 2026) | Needs a liability letter or NOC from the bank; developer-financed units need a developer payment statement. No minimum paid amount mentioned. |
| LYLAW (law firm, 21 October 2026) | The fixed minimum down payment requirement has been removed; bank NOC (or developer NOC) plus a DLD valuation certificate. |
| Some visa consultancy pages (secondary) | At least 50% of the value, or AED 375,000, must be paid. One search summary quotes AED 750,000 instead of AED 375,000 for the same rule, which shows these figures are copied between sites without a primary source. |
The newest and best-attributed sources point to a NOC with no fixed paid-down threshold, but the older 50% rule has not disappeared from consultancy pages. Do not assume either. Ask your bank for the NOC wording before completing the purchase, and read our guide on whether a foreigner can get a mortgage in Dubai and the numbers in mortgage vs cash purchase for how the financing side works.
Off-plan: why the visa waits for the title deed
Short answer: Off-plan units do not qualify for the 2-year visa. You need a completed property and a registered title deed, not an Oqood contract.
LYLAW states that off-plan properties registered only under Oqood do not qualify, and that the property must be residential, completed and habitable at application. The visa consultancy Global Law Experts adds the warning: “Do not assume that paying more than AED 400,000 toward an off-plan unit guarantees visa eligibility.” The Khaleej Times report does not address off-plan directly.
Compare this with the 10-year Golden Visa, where our Golden Visa guide explains the separate AED 2 million route and where off-plan treatment differs. The two products have different rules and should not be mixed up.
If your plan is to buy off-plan and apply later, your visa clock starts at handover and title registration. Our guides on off-plan vs ready property, off-plan project delays and handover and snagging cover the delay risk that sits between those two dates. If the visa matters to you, a delayed handover delays the visa.
2-year property investor visa Dubai: documents you will need
Short answer: Title deed, passport, photo, health insurance, a Dubai Police good-conduct certificate addressed to the DLD, and a bank NOC or developer statement if the property is financed.
The most detailed list comes from Khaleej Times (1 May 2026):
- Dubai-issued title deed.
- Bank NOC (mortgage) or developer payment statement (developer-financed).
- Passport copy valid for more than six months.
- Old Emirates ID, if you have one.
- A digital photo meeting Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) specifications.
- Health insurance from a UAE insurer.
- Dubai Police certificate of good conduct addressed to the DLD (residents through the Dubai Police app; non-residents at the Port Rashid police station).
- A national ID for applicants from certain countries, which Khaleej Times lists as Iran, Pakistan, Iraq, Libya and Afghanistan.
Khaleej Times says the application goes through the DLD’s online portal (it lists dldcube.com). Our documents checklist for buying property covers the purchase paperwork that precedes the visa paperwork.
If you are overseas, a power of attorney can cover parts of the purchase, but the police certificate and the medical test need a person, so check what can be done remotely before you commit.
What does the 2-year property investor visa Dubai cost, and how long does it take?
Short answer: Khaleej Times quotes AED 10,545 for a new visa, but one consultancy quotes AED 4,000 to 7,000 in government fees. The sources do not reconcile, so request a written fee breakdown.
| Item | Khaleej Times (1 May 2026) | Global Law Experts (consultancy, reviewed 29 July 2026) |
|---|---|---|
| New visa | AED 10,545 | Government fees roughly AED 4,000 to 7,000 (a range, not a fixed fee) |
| Renewal | AED 8,215 | Not stated |
| Cancellation | AED 1,239 | Not stated |
| Typing-centre / provider fee | Not stated | Roughly AED 500 to 2,000 |
| Processing | Not stated | DLD review typically 10 to 15 working days; medical results 2 to 3 working days |
A search summary of another consultancy says the DLD lists 7 to 10 business days after documents, fees and the medical exam are complete. Processing estimates in the market range from about a week to about three weeks, so build slack into your timeline. Treat the Khaleej Times fee list as the best-attributed figure and confirm with the DLD portal at the time you apply. The visa also needs a medical test and Emirates ID on first application.
2-year visa or 10-year Golden Visa?
Short answer: The 2-year property investor visa Dubai now offers is the low-entry route and has to be renewed every two years while you still meet the ownership rules. The Golden Visa has a AED 2 million threshold and a 10-year term.
| Question | 2-year property investor visa | 10-year Golden Visa (property route) |
|---|---|---|
| Minimum value | None for sole owners; AED 400,000 per joint owner | AED 2,000,000 |
| Term | 2 years, renewable | 10 years |
| Off-plan | Does not qualify (needs title deed) | Oqood-registered off-plan can qualify at AED 2,000,000 or more, per our Golden Visa guide |
| Typical buyer | First-time or overseas buyer of a studio or one-bedroom | Investor with a larger budget |
A Merlin Real Estate co-founder quoted by Khaleej Times (1 July 2026) described the 2-year visa as a “soft-landing residency footprint” before a Golden Visa, and called the rule change “a demand and sentiment catalyst more than a price event”. Those are the views of a broker, not market data, but they describe how many first-time buyers will use it.
Does a visa-qualifying purchase make financial sense?
Short answer: Qualifying for the 2-year property investor visa Dubai buyers are chasing is not the same as a good investment. Check the price, the service charges and the rent before you let the visa drive the decision.
A studio that unlocks a visa at AED 400,000 may carry higher service charges per square foot, lower resale liquidity and tenant turnover. Our guides to Dubai property buying costs, service charges and rent vs buy show the costs that sit on top of the price. If you plan to let the unit, the tenanted property guide explains what happens to a lease when you later sell.
Only a few overseas buyers need to think about the cross-border side, but for UK buyers our London-to-Dubai guide and for Indian buyers the India route guide cover transfers and tax angles.
A pre-purchase checklist
- Decide who needs the visa, and put that person alone on the deed if the unit is under AED 800,000.
- Confirm the unit is completed with a Dubai title deed, not an Oqood contract.
- If financed, get the bank’s NOC wording in writing before you exchange money.
- Check the title deed location: Dubai-issued, not DIFC or another emirate.
- Ask for a written fee breakdown from the DLD portal or your advisor, not a consultancy’s rounded estimate.
- Confirm the rule on the live DLD page on the day you apply: guidance is still shifting and some DLD-linked pages still showed the old AED 750,000 figure when third-party sites checked.
Frequently asked questions
Is there really no minimum property value for the 2-year visa?
For a sole owner, yes. Khaleej Times, Gulf News, Fragomen and BSA Law all report that the AED 750,000 floor was removed in April 2026. It does not apply to joint owners, who each need a AED 400,000 share.
When did the rule change?
Reports point to late April 2026, with 29 April commonly cited. Khaleej Times published on 1 May. One consultancy says May. The rule date is late April; the reporting date is early May.
What does a joint owner need?
A registered share worth at least AED 400,000. A AED 700,000 property split equally fails for both owners; AED 800,000 split equally passes for both.
Can I get the visa on an off-plan property?
No. Sources agree you need a completed property and a title deed, not an Oqood registration. Paying more than AED 400,000 on an off-plan contract does not change that.
Do I need a bank NOC if I have a mortgage?
Yes. Every source requires a bank NOC or liability letter. Whether a minimum amount must also be paid is disputed: Khaleej Times and LYLAW do not state one, while some consultancies cite 50% or AED 375,000.
How much does the visa cost?
Khaleej Times lists AED 10,545 for a new visa, AED 8,215 for renewal and AED 1,239 for cancellation. A consultancy quotes AED 4,000 to 7,000 in government fees plus AED 500 to 2,000 in provider fees. Ask for a written breakdown.
How long does it take?
Consultancy sources quote 10 to 15 working days for DLD review, plus 2 to 3 working days for medical results. Khaleej Times does not state processing time.
Can my family be included?
Khaleej Times says it is a renewable 2-year residence visa, and search summaries say holders can sponsor a spouse and children. We did not find the family-sponsorship rules stated in an official page this session, so confirm the conditions with the DLD.
Is a villa in a company name eligible?
Not automatically. One consultancy says the applicant generally needs to be named on the deed or show beneficial ownership. Treat this as unverified and ask the DLD.
Is the 2-year visa the same as the Golden Visa?
No. The Golden Visa is a 10-year product with a AED 2 million property threshold, which did not change in April 2026.
Speak to Sanaya before you pay
Sanaya Real Estate helps buyers, sellers and landlords in Dubai and London, including property purchase, sales, rentals, property management, mortgage services and Golden Visa assistance. If the visa matters to your purchase, tell us before you reserve a unit and we will help you check the title structure, the completion status and the financing conditions. Contact our team or message us directly:
Message Sanaya on WhatsApp: +971 50 436 5316
Sources: Khaleej Times (1 May and 1 July 2026), Gulf News and Gulf Business (late April 2026, via search summaries), Fragomen alert (8 May 2026), BSA Law (30 April 2026), LYLAW (21 October 2026), Global Law Experts (reviewed 29 July 2026). This guide is general information, not legal or immigration advice; confirm current rules with the Dubai Land Department.
