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Investor Visa
Dubai's 2-Year Property Investor Visa (Taskeen): The 2026 Guide
The residency route for property owners below the Golden Visa line - what changed in April 2026, what the visa gives you, what it does not, and how to upgrade to 10 years later.
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Since April 2026 there is no minimum property value for sole owners applying for Dubai's 2-year property investor visa; co-owners need a minimum AED 400,000 share each. The change was published via the DLD Cube Centre after the GDRFA-DLD unification. No numbered circular has been issued, so confirm current thresholds with GDRFA Dubai or an Amer centre before applying.
What the 2-Year Investor Visa Is
Dubai's two-year property investor visa is a Land Department service with its own name: the DLD page is headed "Investor Residence Application (Taskeen)", and describes a service that "enables real estate investors to apply for a residency visa linked to property ownership within the Emirate of Dubai, with the possibility to sponsor a spouse and children, in accordance with the type of ownership and the specified eligibility criteria." It sits below the ten-year Golden Visa: shorter term, standard residency conditions, and no value floor for a sole owner.
It is a property-based route: you hold completed Dubai real estate in your name and the residence follows the ownership. Spouse and children can be sponsored; we have seen "parents" in fee text but could not get a verbatim line, so we don't claim it. The visa renews while you hold the property.
The April 2026 Change
DLD's live page now states the rule in two lines. Sole owner: "The property owner is allowed to apply for the issuance of a license and residency visa, regardless of the property value." Co-owner: "A co-owner of the property is allowed to apply for the issuance of a license and residency visa, provided that their share value is not less than AED 400,000."
It was not always so. The archived version of the same page read: "This service allows the real estate investor owning a property the purchase value of which is equal to or more than AED 750,000 at the time of purchase, to apply for a two-years renewable residence permit." That wording is on the earliest archive copy we could find, from 3 December 2022, and was still there on 3 February 2026. The press reported the floor's removal on 29 April 2026; the live page confirms the result. We found no numbered decision behind the change.
What it costs, and why two official sources disagree
| dubailand.gov.ae | Partner service centre page | |
|---|---|---|
| New two-year visa | AED 10,212.50 | AED 10,545.00 |
| Renewal | not quoted | AED 8,215.00 |
| Service time | 7 to 10 business days | 10 to 15 working days |
DLD's page is the government's; the service centre that processes applications is a private operator. Budget on the higher figure. DLD's family add-ons: wife AED 7,382.25; daughter over 18 AED 7,182.25; child under 18 AED 6,482.25; son over 18 AED 7,182.25 for one year.
Documents, taking the longer of the two lists: passport, electronic copy of the title deed, photograph, Emirates ID, any current residence visa, Good Conduct Certificate, health insurance, and a bank liability letter or NOC if the property is mortgaged. Completed property only; an off-plan unit qualifies at handover.
Does your property qualify for the 2-year visa?
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Sources
- Dubai Land Department - Investor Residence Application (Taskeen) - eligibility lines, fees, documents, service time - accessed 16 October 2026
- DLD service page, archived 3 December 2022 (Wayback Machine) - AED 750,000 wording, also present in the 3 February 2026 copy - accessed 16 October 2026
- Partner service centre (Al Taresh) - two-year residency page - private operator; fee and turnaround figures - accessed 16 October 2026
- GDRFA Dubai - Issuing a visa to a foreigner who owns property - immigration-side listing of the same visa - accessed 16 October 2026
- GDRFA Dubai - Investor Golden Residence, service card - the ten-year route this one sits below - accessed 16 October 2026
- u.ae - General provisions for the residence visa - 180-day rule and exemption list - accessed 16 October 2026
- Government of Dubai Media Office, 11 April 2026 - GDRFA and DLD memorandum - Property Residency moved into GDRFA's system - accessed 16 October 2026
Who the Route Fits
This is the residency route for buyers below the AED 2 million Golden Visa line. If you are buying in the around-AED-1-million segment - a value apartment, a first Dubai unit, a single rentable property - the 2-year investor visa is the property residency option that matches your budget, and since April 2026 the value of the unit no longer decides whether a sole owner qualifies.
It is a lower-commitment route you can later upgrade from as your portfolio grows - see the upgrade path below.
What the Visa Does Not Give You
The 2-year investor visa is real residency, but it is not the Golden Visa. Two limits matter:
- The standard 6-month absence rule applies. Unlike the 10-year Golden Visa, which is exempt from the 180-day absence rule, the 2-year visa follows standard residency conditions - extended periods outside the UAE put it at risk.
- The term is 2 years, renewable - against 10 years on the Golden Visa - so you renew far more often.
| Feature | 2-Year Investor Visa | 10-Year Golden Visa |
|---|---|---|
| Property threshold | No minimum for sole owners since April 2026; AED 400,000 per co-owner | AED 2,000,000+ DLD value |
| Term | 2 years, renewable | 10 years, renewable |
| Minimum stay | Standard 6-month absence rule applies | None - exempt from the 180-day rule (lapses only if it expires while you are abroad) |
| Family sponsorship | Immediate family, standard rules | Spouse, children any age, parents, staff |
| Best for | Smaller budgets, entry-level owners | Long-term base, mobile lifestyles, families |
The Upgrade Path to the 10-Year Golden Visa
The 2-year visa does not have to be the end state. The Golden Visa threshold is AED 2 million of DLD-certified value, and there are two ways a sub-2M owner gets there:
- Combine multiple properties. Multiple qualifying freehold properties held in your name can be added together to reach AED 2 million - for example two apartments at AED 1.1 million and AED 1.0 million combine to AED 2.1 million and meet the line.
- A certified revaluation once values rise. The test is the DLD-certified value on the day you apply, so a property bought below AED 2 million that later appreciates may qualify once revalued. Do not assume - ask DLD to confirm the current certified value before you file.
The full mechanics of the threshold, combining, and worked examples are in The AED 2 Million Rule.
Do you qualify?
Answer a few quick questions and see the right visa and the value you need for your situation.
Check your eligibility →Frequently Asked Questions
What is Dubai's 2-year property investor visa?
A 2-year renewable residence permit granted on the basis of Dubai property ownership - the Taskeen route. It sits below the 10-year Golden Visa: shorter term, standard residency conditions, and since April 2026 no minimum property value for sole owners.
Is there a minimum property value for the 2-year investor visa in 2026?
Since April 2026 there is no minimum property value for sole owners; co-owners need a share of at least AED 400,000 each. The change was published via the DLD Cube Centre after the GDRFA-DLD unification. No numbered circular has been issued, so confirm current thresholds with GDRFA Dubai or an Amer centre before applying.
What changed in April 2026?
The previous AED 750,000 minimum property value for the 2-year investor visa was removed for sole owners, with co-owners needing AED 400,000 each. The change was published through the DLD Cube Centre after the GDRFA-DLD unification and reported by Khaleej Times and Gulf News on 29 April 2026.
Does the 2-year investor visa have a minimum-stay requirement?
Yes. The standard 6-month absence rule applies to the 2-year investor visa. Only the 10-year Golden Visa is exempt from the 180-day absence rule, and even it can lapse if the permit expires while you are outside the UAE.
Can I upgrade from the 2-year visa to the Golden Visa later?
Yes. If your property value grows to AED 2 million or more, you can apply for the 10-year Golden Visa. Combining multiple qualifying properties to reach the threshold is allowed, and a property that appreciates may qualify once revalued - confirm the certified value with DLD.
Can I sponsor my family on the 2-year investor visa?
Yes, immediate family under standard sponsorship rules. The 10-year Golden Visa is broader - spouse, children of any age, parents, and domestic staff.