Obtain UAE residency by investing in qualifying real estate
The UAE Property Investor Visa enables foreign nationals to obtain UAE residency based on ownership of qualifying real estate. It is one of the most popular pathways for investors who prefer to base their residency on asset ownership rather than employment or company formation.
This comprehensive guide explains:
- What the UAE Property Investor Visa is
- Minimum property value requirements by emirate
- Completed vs off-plan property rules
- Mortgaged property eligibility
- Freehold vs leasehold ownership considerations
- Required documents
- Step-by-step application process
- Costs and processing times
- 2-year vs 5-year residency options
- Links between property ownership and Golden Visa eligibility
- Family sponsorship rules
This guide is written for:
- Real estate investors purchasing UAE property
- Residents transitioning from employment to property-based residency
- Retirees and long-term residents seeking stability
- Global investors seeking asset-backed residency
Primary Calls To Action
→ Check whether your property qualifies in the Expat Planning Portal
→ Request assistance with a Property Investor Visa application
Common questions about the UAE Property Investor Visa
What is the UAE Property Investor Visa?
The UAE Property Investor Visa grants residency to individuals who own real estate meeting the minimum qualifying value thresholds.
How long is the Property Investor Visa valid?
Visas are commonly issued for 2–5 years depending on emirate, property value, and programme type.
Does mortgaged property qualify?
Yes in many cases, provided a minimum equity contribution is met and a bank no-objection letter is issued.
Can I live anywhere in the UAE on this visa?
Yes. Residency is federal, though property is tied to a specific emirate.
Does this qualify for the Golden Visa?
High-value real estate can qualify for Golden Visa in specific categories, depending on valuation and mortgage rules in force.
Can I sponsor my family with a Property Investor Visa?
Yes, subject to property value and income requirements.
What is the UAE Property Investor Visa?
The UAE Property Investor Visa is a residency permit issued to individuals who own qualifying real estate in the UAE. Instead of being sponsored by an employer or company, the individual’s property ownership becomes the basis of sponsorship.
The visa is usually linked to:
- Freehold title deed
- Usufruct or long-term lease in some emirates
- One or multiple properties adding up to required value
The UAE Property Investor Visa is a residency permit that allows foreign nationals to reside in the UAE on the basis of owning qualifying real estate that meets prescribed valuation and eligibility rules.
The programme appeals to:
- Long-term investors
- Retirees
- Individuals seeking simpler ongoing compliance
- Property buyers who do not wish to open a company
Minimum property value requirements
Requirements differ by emirate and may be updated periodically.
Typical common features include:
- Minimum investment value threshold
- Ownership listed in applicant’s name
- Completed and handover property preferred
- Acceptable property categories defined by authorities
Property value thresholds are assessed based on official valuation or title deed value, not market estimate unless specified.
Completed vs off-plan property
You usually must own:
- Completed, handed-over property
- Ready to live in or rent
Off-plan property often does not qualify until completion and title issuance.
Mortgaged property rules
Mortgaged properties may qualify if:
- Minimum equity is paid (often 50% or specified amount)
- Bank issues No Objection Certificate (NOC)
- Valuation confirms threshold is met
Internal linking suggestion:
- Guide on buying property in the UAE
- Mortgage options in the UAE
Freehold vs leasehold ownership considerations
In many emirates, expatriates may purchase:
- Freehold property in designated areas
- Long-term leasehold or usufruct property in others
Eligibility typically depends on:
- Legal form of ownership
- Location of property
- Rights granted under the title
Property Investor Visa vs Golden Visa vs Employment Visa
Property Investor Visa vs Golden Visa (Real Estate Route)
| Feature | Property Investor Visa | Golden Visa (Property) |
|---|---|---|
| Validity | 2–5 years | 5–10 years |
| Sponsorship | Property-based | Self-sponsored |
| Minimum value | Lower | Higher |
| Mortgage allowed | Often partially | Often allowed depending on equity |
| Renewal requirement | Maintain ownership | Maintain eligibility category |
Property Investor Visa vs Employment Visa
| Feature | Property Investor Visa | Employment Visa |
|---|---|---|
| Basis | Property ownership | Employer sponsorship |
| Stability | Independent of employer | Dependent on job |
| Income proof | Sometimes required | Required |
| Best for | Investors and retirees | Employees |
Internal linking suggestions:
- Golden Visa guide
- Employment Visa guide
Who is eligible for the UAE Property Investor Visa?
You may be eligible if:
- You own qualifying real estate in the UAE
- The property meets minimum valuation thresholds
- The property is completed and registered
- You pass security and medical screening
Additional conditions may apply such as:
- Minimum income in some emirates
- Proof of accommodation suitability
- Valid health insurance
Joint ownership rules vary by emirate. In some cases:
- Each owner must meet minimum share value
- Or husband and wife may apply jointly with attested marriage certificate
What types of property qualify?
Eligibility generally includes:
- Residential apartments
- Villas and townhouses
- Serviced apartments depending on title
- Some commercial properties where permitted
Usually excluded properties include:
- Hotel rooms sold as investment units
- Uninhabitable or unsafe properties
- Agricultural land in restricted zones
- Uncompleted off-plan units
Always verify with the land department of the emirate.
Required documents for the Property Investor Visa
Documentation generally includes:
Personal documents
- Passport copy
- Passport-size photographs
- Current visa copy if resident
- Emirates ID if applicable
Property documents
- Title deed or ownership certificate
- Property valuation certificate where requested
- No Objection Certificate (NOC) from bank for mortgaged property
- Sale and purchase agreement in some cases
Compliance documents
- Medical fitness certificate
- Valid health insurance
- Police clearance certificate if required
- Proof of income for family sponsorship
Internal linking suggestions:
- Attestation and PRO services
- Health insurance services
Step-by-step UAE Property Investor Visa application process
Processes vary by emirate but generally include the following steps.
Step 1 — Purchase and register qualifying property
You must:
- Purchase property
- Complete handover
- Register title with land department
Step 2 — Verify eligibility and valuation
Authorities will confirm:
- Minimum value threshold
- Ownership structure
- Completion status
Step 3 — Obtain necessary approvals
This may include:
- No Objection Certificate from developer or bank
- Land department investor certificate
Step 4 — Apply for entry permit or status change
- Entry permit is issued for applicants outside UAE
- Status change can be done inside UAE
Step 5 — Medical fitness and biometrics
Applicants complete:
- Medical screening
- Emirates ID biometrics
Step 6 — Visa issuance
Authorities issue:
- Residence visa
- Emirates ID card
Visa validity may be:
- 2 years in many categories
- 5 years for higher-value property categories
Costs of the UAE Property Investor Visa
Costs depend on:
- Emirate
- Mortgage status
- Whether dependants are sponsored
- Typing centre / service fees
Typical cost elements include:
- Application fees
- Visa issuance fees
- Medical fitness test
- Emirates ID
- Investor certificate or land department fees
- Health insurance
Indicative total cost ranges
- Property Investor Visa main applicant: AED 3,000 – AED 12,000+
- Additional dependant visa: AED 2,000 – AED 6,000+ per person
UAE Property Investor Visa costs typically range from AED 3,000 to AED 12,000+ for the main applicant, excluding health insurance and family members.
Processing times
Typical timelines include:
- Property registration: Variable depending on developer and emirate
- Investor certificate issuance: 1–2 weeks
- Entry permit or status change: 1–2 weeks
- Medical and biometrics: 1–2 weeks
- Visa issuance: 1 week
Total estimated processing time:
- 3–8 weeks for most applicants
Family sponsorship under the Property Investor Visa
Property Investor Visa holders may sponsor:
- Spouse
- Children
- Parents in some categories
Requirements often include:
- Minimum income threshold
- Suitable housing
- Active health insurance
- Attested marriage and birth certificates
Internal linking suggestion:
- Family Sponsorship Visa Guide
Property Investor Visa and the Golden Visa
In certain cases, high-value real estate may qualify investors for the UAE Golden Visa.
Key considerations include:
- Minimum investment threshold
- Mortgage equity requirements
- Completion status
- Developer and property category
Internal linking:
- UAE Golden Visa – full guide
Common reasons Property Investor Visa applications are refused
Frequent refusal causes include:
- Property value below threshold
- Off-plan or incomplete property
- Bank refusing NOC on mortgaged property
- Title deed discrepancies
- Missing or expired documentation
- Failed medical fitness test
Many refusals can be resolved through:
- Updated documentation
- Alternative visa route
- Supplementary investment
Living in the UAE as a property investor
Property Investor Visa holders enjoy:
- Long-term residency stability
- Asset-backed residency rather than employer dependence
- High-quality lifestyle and infrastructure
- No personal income tax on UAE-sourced earnings (subject to home-country rules)
- Access to international schools and healthcare
Popular locations include:
- Dubai Marina
- Downtown Dubai
- Palm Jumeirah
- Jumeirah Village Circle
- Abu Dhabi’s Saadiyat and Yas Island
- Ras Al Khaimah waterfront communities
Internal linking suggestions:
- Best places to buy property in the UAE
- Cost of living in UAE
- Relocation checklist
How PlanUAE supports Property Investor Visa applicants
PlanUAE assists investors by:
- Assessing visa eligibility based on property portfolio
- Explaining differences between Property and Golden Visa categories
- Coordinating with licensed immigration and real estate partners
- Assisting with family sponsorship planning
- Integrating financial planning and tax-residency considerations
Call to action
Secure your UAE residency through property investment with clarity and confidence
✓ Independent practical guidance
✓ Access to vetted real estate and immigration partners
✓ Integrated financial planning support
✓ Clear explanation of eligibility rules
→ Check if your property qualifies in the Expat Planning Portal
→ Request personal assistance from our team