Dubai Property Investor Visa: UAE Residency Through Property Investment
There are 3 options: property investor visa, Golden visa 10 years and Retirement Golden visa 5 years.
This page is only for information and does not constitute a formal legal advice. For a tailored advice regarding Dubai or UAE residency, please contact us.
Property Investor visa – 2 years
This visa is UAE-wide visa, issued by the Federal General Directorate of Residency and Foreigners Affairs (GDRFA). However, the property ownership is administered and verified by each emirate, such as Dubai Land Department (DLD) or Sharjah Real Estate Registration Department etc. Once the visa is issued (by the Federal authority), it allows to live anywhere in the UAE for 2 years.
How much is the minimum investment in Dubai property?
There is no minimum amount to invest in Dubai for a sole owner, the minimum requirement has been lifted, if you buy without a mortgage. For joint owners, each person must have invested AED 400,000, equivalent of GBP 80,000 or USD 110,000, can be with a mortgage
How much is the minimum investment in other emirates?
Other emirates continue to require minimum AED 750,000, equivalent of GBP 150,000 or USD 205,000.
Can it be on a mortgage?
In Dubai, a mortgage is acceptable as long as you have invested minimum AED 375,000, equivalent of GBP 75,000 or USD 100,000. You can have a higher mortgage than 50%, as long as you have invested min AED 375,000. For example, if you purchased a property for AED 500,000, you must pay cash of AED 375,000 and the remaining AED 125,000 can be on a small mortgage. Or you can purchase a property for AED 1 million, invest AED 375,000 cash and the remaining AED 625,000 on a mortgage, meaning the mortgage can be more than 50% of the value.
In other emirates, you can have a maximum 50% mortgage of the property value and have invested minimum AED 375,000. For example, if your property is worth AED 1 million, you can have maximum AED 500,000 mortgage and must invest your own cash of AED 500,000.
What about mortgage for joint owners (unrelated) in Dubai?
In case of joint owners, each person must have invested the minimum AED 400,000, and the rest can be a mortgage up to 50% of the property value. For example, if 2 people invested AED 400,000 each, total AED 800,000, the maximum mortgage can be another AED 800,000, with the total property value being AED 1.6 million. In this case, each owner gets their own 2-year “main” visa and can sponsor their families. This is only for Dubai.
What about mortgage for joint owners (married couple) in Dubai?
Depends whose name goes on the deed. If you put only one spouse’s name, then there is no minimum amount (without a mortgage) and the spouse can sponsor his family for a visa, i.e. the other spouse and children get dependent visas. In the same scenario with a mortgage, it will be min AED 375,000 investment.
If you put both spouses on the deed, then you have to adhere the rules for unrelated owners and invest minimum AED 400,000 each.
Can it be off-plan property?
No. For an off-plan purchase you can consider a Golden visa.
Will I pay tax if I rent it out if I own a property in my name?
If you own a property in your personal name and receive rental income, it won’t be taxable in the UAE because there is no income tax. It may be added to your personal tax liability in your home country or in a country where you are a tax resident.
Can I purchase a property in my company’s name?
No, it has to be in your personal name. Company ownership is not acceptable for the purpose of this visa, even if the company is 100% owned by you. Does not make a difference where it is a free zone, offshore company etc. In general, your company can own a property, but it cannot qualify you for this visa.
Will I pay tax when buying a property?
Yes, 4% tax in Dubai, 2% in Aby Dhabi.
Will I pay Capital Gains Tax when I sell my property?
There is no Capital Gains Tax in UAE, so you won’t pay it if you sell a property owned in your personal name. You may incur a personal CGT in your home country or a country of your tax residency.
Is there Inheritance tax?
No, there is no inheritance tax in UAE. There may be some fees to transfer ownership to another person’s name.
What types of property can I buy and where?
Foreign nationals can buy in designated "Freehold Areas" in Dubai and UAE.
How do I get a visa, Emirates ID and a bank account?
We can help with the Emirates ID process, we have also a page here on how to do it yourself. For a business account, there is a digital WIO bank with multi-currency accounts (like Wise or Revolut) once you have your Emirates ID. Emirates NBD bank offers business accounts, including for non-residents without Emirates ID, link here.
What does my visa allow to do? Can I work in the UAE?
Yes, you can keep your visa and also work for someone else, including a shop or a company on the mainland. You can keep your own visa, but your employer has to get a work permit to employ you.
Do I also need income or savings to qualify for this visa?
Yes, in addition to investing in property, you have to show income of AED 10,000 per month (GBP 2,000 or USD 2,700). It can be from your work, remote or otherwise, from other investments including rental income from the purchased property in question. Alternatively to income, you can use liquid savings (cash savings) to demonstrate your solvency.
How much time do I have to spend in the UAE to keep this visa?
Generally, you have to return to the UAE every 6 months. If you do not return within 180 days, you would need a re-entry permit from the immigration authorities to come back. If you wish to spend less time in the UAE, you can do that on a Golden visa that doesn’t have a 180-day rule.
Can I renew this visa?
Yes, if you continue to meet the requirements, such as continue to own a property in the UAE.
Will I have to do a new Emirates ID and medical, or can I keep the same one??
You will have to apply for a new visa, do a new medical and obtain a new Emirates ID. Then update your bank, phone company etc, with your new EID.
Can I include my family as dependants?
Yes, you can include your spouse and children.
Can dependants work in the UAE?
Yes, but subject to the employer obtaining a work permit. Dependant visa remains intact, so the employer applies only for work permit part.
Can I work as a freelancer?
Yes, but subject to obtaining a freelance permit from a free zone (most popular) or economic department. You do not need to change your property visa.
Can I set up a business in a free zone?
Yes, you can, you don’t have to change your property visa, it will be independent on the business.
Does this visa allow to study?
Yes, it allows to study for the main property owner and dependants. No need to apply for a separate permit.
Can I apply for this visa from outside UAE?
Yes, you can apply for an eVisa for 60 days, enter within 60 days and finalise your visa in the UAE, having done medical and Emirates ID.
Can I come as a tourist and switch to this visa inside UAE?
Yes, you can. Makes a massive difference from the UK where visitors cannot switch a status. Once in the UAE, you can apply for a change of status if you meet the requirements.