Two-year Dubai property investor visa
Dubai Land Department runs a property investor residence that is not the Golden Visa. On THAJ’s Golden Visa overview, which cites DLD’s investor-visa service, a sole owner may apply without a minimum property value, and each co-owner who applies must hold a share of at least AED 400,000. It is a shorter permit. It does not become a 10-year Golden Visa unless you later qualify under Golden Visa rules and apply again.
Not a Golden Visa, and not a lifetime visa
People search for this permit as the “2-year property visa”, “Taskeen” or “investor visa”. DLD’s service name on the page the overview cites is a request for an investor visa. Keep the names apart from the Golden Visa, which DLD issues on a different service with a published AED 2 million test and a published fee table.
| Two-year property investor visa | Property Golden Visa | |
|---|---|---|
| Issuer in Dubai | DLD investor-visa service | DLD Golden Visa investor service |
| Value | Sole owner: no minimum on the overview’s reading of DLD. Joint: share of AED 400,000 or more. | AED 2 million in the applicant’s name. Mortgaged: AED 2 million paid. |
| Term | Shorter investor residence, commonly described as two years | 10 years on DLD’s Golden Visa service |
| Fee quoted on this site | Not quoted. No dirham fee from that DLD page has been copied into this guide. | AED 9,884.75 government total, itemised on the cost page |
| Becomes the other? | No | No |
Confirm the live DLD investor-visa page before you file. A service description can change. This guide would rather omit a fee than invent one.
Sole owners and joint owners
If you are the only name on a Dubai property, the overview’s reading of DLD is that you may apply with no minimum value. “No minimum” still means a real, registered property and the rest of the service’s conditions. It is not a visa for a booking form, a parking bay you do not own, or a property outside Dubai.
If several people are on the title, each person who wants the permit needs a share valued at AED 400,000 or more. The share is the applicant’s, not the whole property divided by optimism. That joint rule is also explained beside the Golden Visa joint rule on the joint ownership page, because the two numbers (AED 400,000 and AED 2 million) get swapped in advertisements.
- Off-plan buyers should not assume the two-year service uses ICP’s Golden Visa off-plan wording. Ask DLD whether an Oqood, rather than a title, is accepted on this service.
- A mortgage does not automatically copy across the Golden Visa “AED 2 million paid” sentence. Ask DLD what this service wants from the bank.
- Family members are not Golden Visa dependants. Ask which relatives this permit can sponsor before you plan a household move.
- You still have to be eligible in the ordinary sense: passport, presence in the UAE if the service requires it, and no assumption that an agent can attend instead of you.
Renewal and upgrading to a Golden Visa
The overview calls the two-year route renewable. Renewal means the property conditions of that service still have to be met at the time you renew. Selling the unit is a reason to ask DLD first. Read selling after approval with the permit type written at the top of the page.
Diary the expiry
A two-year card ends. Overstay and last-week panic are avoidable. Start the renewal while the permit is still valid.
Check you still hold the qualifying share
Sole owner with the property still in your name, or a joint share still at the published minimum. A transfer to a relative can break it.
Upgrade only by qualifying again
A Golden Visa upgrade is a new application. For property, that is the AED 2 million test, not a fee you pay to stretch the two-year card. Company, salary and other categories are on the eligibility page if property will not get there.
Do not pay a “lifetime” top-up
ICP has publicly denied lifetime Golden Residency offers aimed at particular nationalities. The two-year visa is not a down payment on one of those offers.
Why this page has no dirham fee
DLD publishes a fee table for the Golden Visa investor service, and this site repeats it (AED 9,884.75 for the main applicant). The two-year investor-visa service is a different page. Until a figure from that page is copied here with the same care, this guide will not print one. Advertisements that bundle “visa plus Emirates ID plus our fee” into a single number are not that official table. Ask for the government lines and the service fee on separate rows, in writing.
Frequently asked questions
Is the two-year property visa a Golden Visa?
No. It is a separate Dubai property investor residence. The Golden Visa property route starts at AED 2 million and is the 10-year DLD service.
Can a sole owner apply with a property under AED 2 million?
On the Golden Visa overview’s reading of DLD’s investor-visa service, a sole owner may apply without a minimum value. Confirm the live page. Joint owners are described at a share of AED 400,000 or more.
How much is the government fee?
This page does not state one. The DLD fee for this service has not been copied into THAJ’s fact file. The Golden Visa investor total is a different service.
Can I upgrade to a Golden Visa later?
Only by meeting a Golden Visa category and applying. Holding the two-year permit does not convert itself when the property rises in value, and it does not waive the AED 2 million test.
Official sources
Facts on this page were checked against these sources on 26 October 2026. Rules and fees can change; the authority’s current page always prevails.
- Request for investor visa (two-year property investor residence — not the Golden Visa) — Dubai Land Department (DLD)
- Golden Visa application — Investor (fees, documents, terms) — Dubai Land Department (DLD)
- Golden Residency Guide — Federal Authority for Identity, Citizenship, Customs & Port Security (ICP)
- ICP denies granting lifetime Golden Residency to a number of nationalities (8 July 2025) — ICP media centre
Say whether you want two years or ten
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