Dubai Investor Visa: A 2026 Guide for Expats

Due to its high safety index, lucrative investment opportunities, and favorable tax regime, Dubai has become a popular destination for high-net-worth individuals seeking to relocate, secure, or grow their wealth.

One pathway to residency is through the Dubai Investor Visa, which requires a qualifying property purchase. In this guide, we’ll break down everything you need to know about the Investor Visa, and answer the following questions:

• What is the Investor Visa in the UAE?
• What are the Dubai Investor Visa eligibility requirements?
• How can you get an Investor Visa in Dubai?

What Is the Investor Visa in the UAE?

The Dubai Investor Visa allows foreign investors to obtain a two-year UAE residence permit through property ownership. To be eligible, the main applicant must own a property with a value of at least 750,000 AED at the time of purchase.

The Investor Visa is renewable indefinitely, provided the main applicant continues to own the qualifying property. It also enables the main applicant to sponsor their partner and children for residency in the UAE.

The visa holder and their approved family members are permitted to reside in the UAE and freely enter and exit the country during the validity period. However, the Investor Visa doesn’t grant the right to work in the UAE. In this case, the main applicant’s family would have to apply for a work permit through employer sponsorship, updating their residency status.

Dubai Investor Visa Eligibility Requirements

The property you use to apply for an Investor Visa can be either commercial or residential. In addition to meeting the minimum required value, it must also satisfy several other important criteria, namely:

• The property must be located in Dubai
• The property and the land it’s on must both be fully owned by you
• The property must be completely built and ready for occupancy
• The property must be registered with the Dubai Land Department (DLD)

To meet the ownership condition, your property must be located in a freehold zone. These are specified areas that allow foreign nationals to sell, lease, and own both land and the real estate on it.

If the property is mortgaged, you’ll need to demonstrate a significant financial commitment by showing that you’ve paid at least 50% of the property’s value. The lending bank will also have to confirm its approval for the visa application by providing a No Objection Certificate (NOC).

You can also purchase property together with your spouse. This scenario doesn’t affect the required minimum value, but it does entail providing a marriage certificate as part of your visa application documentation.

How To Get an Investor Visa in Dubai

Buying the property is only the first step to obtaining an Investor Visa in Dubai. You’ll also need to:

1. Register your property with the DLD
2. Submit the necessary documentation
3. Undergo a medical examination
4. Apply for a UAE ID

1. Register Your Property With the DLD

The first step is to make sure that the investment property is registered in your (the main applicant’s) name with the DLD. The property purchase can either be registered through the DLD website or the Dubai Rest app.

To initiate the process, both you and the seller must submit their Emirates ID or a valid passport if you are a foreign investor. No copies of the documents are taken; they only serve to verify the identity of both individuals.

After confirming your identities, you and the seller will each need to pay a fee of 2% of the sale value. In addition to that, you also have to cover:

• A 250 AED title deed certification fee
• AED 225 for a Unified Map under Dubai Municipality, or AED 100 for lands not under Dubai Municipality
• AED 10 knowledge fee 
• AED 10 innovation fee
• AED 4,000 + 5% VAT if the sale value is AED 500,000 or more

Once the fees have been processed, you will receive an electronic title deed, an Electronic map, and a document showing your fee balances.

2. Submit the Necessary Documentation

Once you have registered the property, the next step is to submit the required documentation to the DLD, including:

Document	Notes
Passport	Must be valid for at least six months from the application date
Passport-sized photo	Must be recent
Electronic title deed	Obtained from the DLD
Health insurance	Necessary to apply for a visa
Copy of the current entry visa or residency permit	If the applicant has one
UAE ID	If the applicant has one
Certificate of good behavior	Provided by the Emirate of Dubai; must address the DLD

If you want to sponsor your family for a residency visa, you’ll need to provide additional documentation. This includes passports and passport-style photos, proof of health insurance coverage, as well as a document confirming your relationship—either a marriage or birth certificate. 

Additionally, for daughters over 18, you must also submit proof of marital status issued by the Dubai Courts.

3. Undergo a Medical Examination

All residents aged 18 and above are required to undergo a medical examination to obtain a visa or residency permit. This applies to the first visa application and every subsequent renewal.

The process specifically screens foreign citizens to make sure that they don’t carry any communicable diseases, such as HIV and tuberculosis. These examinations must be done in specific, government-approved medical fitness centers. You’ll also need to provide a passport-sized photo and either an Emirates ID or a valid passport.

4. Apply for a UAE ID

To live in Dubai, you’ll also need to obtain a UAE ID, issued by the Federal Authority for Identity, Citizenship, Customs, and Port Security (ICP). The ID is typically issued after receiving the Investor Visa and completing the medical exam. It serves several purposes, including:

• Accessing government services
• Being identified for travel and security purposes
• Passing through eGates and smart gates at airports across the UAE

To apply for a UAE ID, you need to submit your application through the ICP website and visit one of its service centers to provide biometric data. You also need to provide your passport and a personal photo. The service costs 100 AED per year of residence, and an additional 100 AED in smart fees.

The UAE ID lasts as long as the Investor Visa and can only be renewed after the investor’s visa has been renewed. 

How Much Does the Dubai Property Investor Visa Cost?

Aside from the AED 750,000 for buying a property, you’ll need to consider several other fees when applying for the Dubai Investor Visa. These include:

Service	Fee
Visa application	AED 10212.50
Sponsoring spouse	AED 7,382.25
Sponsoring children under 18	AED 6,482.25
Sponsoring a son over 18	AED 7,182.25
Sponsoring daughter over 18	AED 7,182.25
Sponsoring parents	AED 8,882.25 annually
Opening a sponsorship file	AED 318.75

These fees are in addition to other components of the Investor Visa application process, including property registration with the DLD, medical fitness examination, and issuance of an Emirates ID.

The Key Benefits of an Investor Visa in Dubai

The Dubai Investor Visa not only allows investors to reside in Dubai, but also provides several other important benefits:

Benefit	Explained
Low physical presence requirement	Once you’ve obtained your Investor Visa, you only have to visit the Emirate once every 180 days to maintain your status. There are no specified requirements for the length of your stay
A favorable tax regime	Dubai has a zero-tax regime, meaning that you pay 0% tax on inheritance, properties, capital gains, and personal income. To benefit from this system, you must be a tax resident, which usually involves spending a minimum of 183 days per 12-month period in the UAE
Access to high-quality education and healthcare	Holding a UAE residency permit gives you access to the country’s numerous high-quality educational institutions, which conduct classes in English. It also enables you to use the country’s various public and private health institutions
Business and investment opportunities	Despite some limitations for foreign citizens, Dubai provides numerous investment options in fields like real estate, manufacturing, technology, and retail
Living in a safe environment	According to the 2025 safety index, Dubai is ranked as one of the safest cities in the world, with a score of 83.8

The Limitations of the Dubai Investor Visa

While the Investor Visa offers several important benefits, it also comes with certain limitations you should keep in mind when applying. 

Notably, although the physical stay requirement in Dubai is relatively flexible, you still must visit the UAE at least once every 180 days to maintain your visa status. Failure to meet this requirement may result in the loss of your resident status, in which case you will have to reapply for a permit to enter the UAE. This process typically involves staying outside the country for 180 days, providing a valid reason for exceeding the 180-day physical presence requirement, and paying a fine of AED 100 for every 30 days or less spent outside the country. 

You must also follow specific guidelines when selling your qualifying property. While Dubai doesn’t have a formal minimum retention period, the property is directly tied to your Investor Visa. Selling it without replacing it with another qualifying property can directly affect your visa status. In practice, investors are often given a 30-day grace period to transfer the visa to another qualifying property.

Can You Obtain Citizenship With an Investor Visa?

The Investor Visa doesn’t give the main applicant a path to Dubai citizenship. However, the UAE government allows certain categories of foreigners, including investors, to be nominated for citizenship. Other eligible categories include:

• Doctors
• Inventors
• Scientists
• Artists

Note that foreign investors still often have to maintain residency for decades to qualify for citizenship. Additional conditions may also apply, such as demonstrating a proficiency in Arabic. However, even if you meet all the conditions for Dubai citizenship, you’re not guaranteed to obtain it.

When Should You Consider the Dubai Investor Visa?

The Dubai Investor Visa is a strong option for foreign investors pursuing long-term residency through property ownership. You should consider the Investor Visa if:

1. You want to invest in Dubai real estate without committing to high-entry investment programs
2. You intend to sponsor your family for Dubai residency
3. You are looking to make Dubai your primary tax residence

However, it’s essential to note that the Investor Visa isn’t the only available option. If the Investor Visa doesn’t align with your goals, you may want to consider other options, such as the Golden Visa or the Retirement Visa program.

Dubai Golden Visa

The Dubai Golden Visa is a long-term option that provides multiple paths to residency, one of which is property ownership. To meet the requirements, the main applicant must purchase real estate with a minimum value of AED 2 million. If the property is purchased through a loan, it must be from a specific, approved local bank.

Similar to the Investor Visa, the Golden Visa requires the applicant to provide their passport, a recent, passport-style photo, a title deed, a UAE ID, and a copy of their existing visa. In addition, the investor must provide a letter to the Real Estate Registration Department confirming property ownership.

When obtained through property investment, the Golden Visa is valid for 5 years and can be renewed indefinitely, as long as the visa holder continues to meet the eligibility criteria. Similar to the Investor Visa, it allows for family sponsorship, but it doesn’t require you to reside in Dubai to maintain it.

Dubai Retirement Visa

Another option worth considering is the Retirement Visa, which grants you a 5-year residency permit. To qualify, you must be 55 years or older and have worked for at least 15 years, either inside or outside the UAE.

Additionally, you must also meet one of the following conditions:

Condition	Explained
Property ownership	Own one or more properties valued at AED 1 million or higher
Personal savings	Have at least AED 1 million in personal savings
Monthly income	Have a monthly income of AED 15,000

To apply, you’ll need to provide a copy of your passport, your current visa (if applicable), your UAE ID, and a document proving that the property you’re applying for is fully paid for, located in Dubai, and owned either by you or a company you own. If the property is mortgaged, you must prove that you’ve paid at least AED 1 million for it.

Similar to the Investor Visa, the Retirement Visa also permits family sponsorship and can be renewed indefinitely as long as you meet eligibility criteria.

Each visa category comes with its own requirements, benefits, and limitations, and determining which path best suits your personal and financial goals can be challenging. To ensure you select the most suitable visa and complete the application process smoothly, partner with Nomad Capitalist for expert guidance.

Get Your Dubai Investor Visa Easily With Nomad Capitalist

Nomad Capitalist is an advisory firm that has assisted over 1,500 high-net-worth individuals in relocating to another country, optimizing their taxes, and securing the growth and preservation of their wealth.

To help you achieve this, we create and execute step-by-step strategies tailored to your individual relocation and financial goals. These Action Plans are designed to cover several potential residence paths, including:

• Offering guidance on citizenship or dual citizenship
• Obtaining a suitable visa or residency permit
• Setting up an offshore bank account
• Lowering your cross-border tax liability

To start your path towards a personalized Action Plan, you need to fill out a short online questionnaire that helps determine whether we’re the right fit. Once approved, we will:

1. Schedule and complete an onboarding call to get a full grasp of your financial and relocation goals
2. Develop and present a detailed Action Plan based on your needs
3. Execute the Plan while handling all the administrative work over a 12-month period
4. Provide you with expert support regarding any concerns, questions, or changes to your Action Plan

By relying on Nomad Capitalist’s experts, you can freely navigate Dubai’s legal landscape, obtain your Investor Visa, or explore other possibilities that may meet your needs more effectively. Sign up for your personalized Action Plan today!