UAE property visa: rules and regulations, conditions, opportunities, cost and registration procedure

Updated July 9, 2022

The UAE is considered to be one of the best countries in the world to live in and easy access to a property owner visa in Dubai is one of the important factors behind the international success of this Eastern country. When choosing a place to live, the UAE in general and Dubai, in particular, compare favorably with other options. Indeed, there is nothing here that you would not find in other attractive places, for example, there are low tax rates for individuals in offshore jurisdictions, there are reliable and respectable banks in Switzerland, there are developed infrastructure and a high-security level in the EU countries, but to find all of that in a single country – this is a unique case, perhaps, there is nothing like anywhere around the world. The UAE is a unique country in terms of the combination of its features, it is one of the best places to live in.

Foreigners wishing to buy real estate are usually interested in the following things:

• how easy it is to rent/buy property;
• if you buy real estate to obtain a residence permit – how much you need to invest in real estate and how long it takes to obtain a visa;
• how safe it is in the chosen jurisdiction;
• how developed is the financial system in the given country;
• will it be possible to arrange a move and a residence permit for members of your family, having received a resident visa as a property owner?

Based on the combined assessment of these factors, a person makes a final decision on the jurisdiction for buying a home. And all this one can find here, in the United Arab Emirates (UAE), in Dubai in particular.

Purchasing a property here in the UAE is a quick and straightforward process. The entire procedure of ownership registration takes only 7-10 working days. If the cost of real estate is AED 750,000 or more (about USD 205,000), a buyer can apply for a residence permit in Dubai. The residence visa registration process also takes some time – about 2 weeks.

Any foreigner who has a resident visa (as we have already mentioned property owners and members of their families can obtain a resident visa) get full access to education and medicine, public authorities, all social guarantees, entertainment, beaches, shops, transport and all other infrastructure. In a word, residents have almost the same rights as local citizens, except for the right to vote.

You enjoy a high standard of living and the security of the country, and at the same time, you can live here for decades (a property owner visa can be extended an unlimited number of times).

Since there is no single concept of immigration rules and regulations for foreign investors in world practice, here we consider the features and requirements for foreign investors that are imposed here in the UAE.

What is the UAE property visa?

So, what is the property visa in Dubai, UAE in 2022? From a legal point of view, this is a residence permit, granted to foreigners who buy property in the country. A property owner visa in the UAE is issued to everyone who buys real estate in the country (there are certain requirements for it). In fact, a property visa is a type of resident visa.

6 pros in favor of Dubai residence visa for property owners

And here are the main benefits of obtaining a UAE resident visa:

1. The living standard of citizens, residents, and tourists who come to local beaches and shopping tours, is extremely high, so you can make a good profit by renting out your real estate. Since there are practically no taxes here, foreigners with visas living in the country get a huge advantage over competitors who work in other countries – another good reason to think about obtaining a residence permit in Dubai, UAE.
2. The developed healthcare system in the UAE is another “pro” in favor of obtaining this paper. In recent years, the government has managed to build an excellent healthcare system here: there are hundreds of hospitals equipped with the best medical systems across the country, staffed by highly trained personnel. All this has made the UAE as a whole and Dubai in particular attractive not only for beach tourism, but also for medical tourism, and a resident visa will help you to enjoy local medicine.
3. Safety. Dubai is a large modern metropolis, which is similar to New York, London, Paris, or Los Angeles in terms of comfort and available opportunities, but at the same time, it is much safer. The UAE has rather strict laws regarding criminal offenses, but this gives the result. There is a very low crime rate, and in general, the UAE is one of the safest countries in the world. Residents of the UAE feel safe here.
4. Acceptable price level. When it comes to real estate, prices are high, but concerning other groups of goods, for example, basic consumer goods, prices are quite democratic in the country. Thus, you can buy here clothes, leather goods, cars, computers, household appliances, etc. at reasonable low prices.
5. The official language in the UAE is Arabic. But very few local foreigners know it. That is because English, is in fact also an official language, and almost everyone who lives in the country speaks it. Almost all official documents are issued in English or English and Arabic. The vast majority of resident visa holders living in the country speak it. So a language barrier is not an obstacle to your stay in the UAE.
6. Opportunities. A residence visa, which is issued to real estate owners and their families, gives you access to almost all the benefits of this country for 3 years (or even 5 years in the case of a "golden visa") with the possibility of extending an unlimited number of times. At the same time, the requirements for this document are quite simple. Visa and documents (Emirates ID) are issued within two-three weeks.

Property requirements for obtaining a visa in Dubai

Thus, to obtain a property investor visa, a foreigner must buy real estate in the UAE. Here are the requirements for the property:

1. The price of the property must be at least AED 750 thousand (about $205 thousand) or more. If several people own the property (and they are not a husband and a wife), its value is divided by their number, and if each owner has a share of more than AED 750 thousand, all owners receive visas.
2. The property must be in the housing stock (not a warehouse or industrial premises), but owning an office space allows you to get this visa. The situation when an owner owns several apartments and their value exceeds 750 thousand dirhams is also acceptable. Having fulfilled these conditions, foreign investors are entitled to obtain resident visas for themselves, besides, they can act as sponsors for their family members. Once the application is approved, all family members are officially entitled to permanent residence in the UAE. After that, you can get insurance and a driver's license.

Once the investor visa expires, it can be extended as long as you own property in the country. A residence visa for a property owner is issued for a period of 3 years if the value of the property is up to 2 million dirhams and for 5 years - if the value of the property is above 2 million dirhams.

Buying property in Dubai, UAE

Where can foreigners buy property in Dubai, UAE? The right to own real estate for foreigners in Dubai, UAE is allowed in special areas. Foreigners (who came out-of-country) and expats can buy real estate ownership with usufruct rights or leasehold rights for up to 99 years without any restrictions.

Article 3 of Decree No. 3 of 2006 on the definition of territories with immovable property owned by non-citizens in the Emirate of Dubai specifies land plots intended for real estate objects wholly owned by foreigners.

The meaning of freehold property purchasing is as follows: the property is registered in the name of the owner through a title deed registered with the local authority (Dubai Land Department or DLD, for example). Owners have the right to sell or lease such property at their discretion.

On average, a real estate transaction in Dubai, UAE takes from 10 to 30 days from the date of signing the sale/purchase agreement.

• Once you find the property you are interested in, a broker/agent will help you contact, set out and negotiate the terms of the purchase/sale with the current owner. Usually, you don't need to meet with the owner until the date of ownership transfer.
• After the confirmation of all the details, you can sign a sales contract, also known as a Memorandum of Understanding (MOU). When signing the contract, a buyer must pay a 10% deposit of the property value by check issued in the seller’s name. The real estate broker keeps the deposit bill until the date of ownership transfer.
• Apply for a No Objection Certificate. NOC (No Objection Certificate) is required to transfer property to its new owner. It is issued by a developer. Once all required maintenance fees have been paid, a developer will provide you with the NOC. The NOC application is submitted by the Buyer and the Seller of the real estate property. NOC charges are normally up to AED 5,000.- and are paid by Seller or Seller and Buyer on 50/50 terms.
• After the NOC is issued and all checks and documents are received, the parties (Buyer, Seller and Broker) visit one of the registration center offices (those with authorization certificate by the Dubai Land Department) for the official transfer of ownership. The ownership transfer process requires payment of the remaining 90% of the price by issuing a check to a seller.
• When you buy property in Dubai, UAE, you can apply for a UAE resident visa.

Applying for a Resident Visa in Dubai

Once the title deed is obtained, the Dubai property owner can begin the process of obtaining a resident visa. The process includes obtaining an investment license and then applying for the visa itself.

There is an important condition for maintaining a resident status – visiting the country once every 180 days. That is, in total, a person must go out and come to the country 2 times a year. This indicator is calculated based on the marks of the migration service. The violation of this rule may result in the visa being canceled. But in practice, especially in times of travel restrictions due to the pandemic, this rule has ceased to be a strict requirement, and if this rule is not followed, in most cases the situation can be resolved. The Resident Investor Visa is issued directly by the Immigration Department of the Emirate where you own property (Abu Dhabi, Dubai, Ras Al Khaimah, Sharjah, Jumeirah, Ajman, Umm Al Quwain) such as the Dubai Immigration Department.

Once the investor visa expires, it can be extended as long as you own property here. The requirements for visa renewal are the same each time.

Medical examination for a property visa in the UAE

A medical examination is a mandatory requirement for obtaining a property visa. This is necessary to exclude the possible emergence of dangerous infectious diseases in the country and prevent epidemics. To do this, candidates fill out a special registration form and undergo a medical examination. Also, a foreigner must provide an original UAE border crossing permit with an entry stamp and a passport. The physical examination includes x-rays and blood tests at any locally authorized medical center. Its results will be ready in up to 2 days (in some cases faster - dame day or next day).

Documents required for obtaining a property investor visa in the UAE

As for the collection and submission of documents required to open a real estate investor visa in the UAE, depending on the Emirate you applied for a visa in, the procedure itself and the requirements for documents may differ slightly, but in general, the standard package for obtaining a permit to enter the country includes:

• Certificate of property ownership issued in your name;
• Applicant's passport;
• Applicant’s photo.

Family visa in Dubai and its cost

As we have already noted, property visa holders in the UAE can apply for residence visas for their family members and dependents: a husband/wife, children under the age of 18/25 and parents.

Before applying for visas for family members, the property owner must apply for a visa for himself/herself, and only after that one can obtain documents for family members.

To sponsor family members, you must apply for each family member and pay the appropriate fees. Here are the required documents for his procedure:

• Marriage certificate certified by the Ministry of Foreign Affairs (for husband/wife);
• Birth certificate certified by the Ministry of Foreign Affairs (for children);
• Applicant's passport;
• Applicant’s photo.

Marriage and birth certificates must be certified by the embassy of the United Arab Emirates in the country of residence with a legally certified translation into Arabic. As for the cost of a family visa, it is about AED 1,800 (considering all the fees).

Visa processing time

Dubai investor visa cost depends on whether you qualify as a property owner under AED 2 million or over AED 2 million. If your property is worth up to 2 million, then the cost of processing the document will be slightly higher compared to the cost if you own property worth more than 2 million. The total cost of obtaining a property owner visa in the UAE is approximately AED 28,900.

Sometimes on the Internet, you can find headlines like "UAE visa for 99 years" That sounds strange, but in fact, this is a quite possible situation! The property owner is issued a resident visa for 3 years with the right to renew it, and if after this period the foreigner continues to own the property, the visa is extended an unlimited number of times, and if you are a happy long-liver, then even for 99 years! The cost of a 3-years residence visa in Dubai is the same every time you extend it.

Dubai property investor visa cost

The fees vary for applicants for several different reasons; for example, it can change if the applicant is in the country during the visa process or not; also, government fees for some elements may be slightly changing with very short notice.

The standard visa fee charge includes administrative and additional costs, as the visa process is handled on your behalf. The total investor visa cost in the UAE consists of the following:

Extending a 3-year property visa in the UAE

The local government provides residents with a 30-day grace period to stay in the country after their investment visas in the UAE expire. The residence visa must be extended before the end of this period to avoid fines.

The residence visa will be valid for 3 or 5 years (depending on the value of the property) and can be renewed for a new term at the end of the previous term, as long as you own property in the country.

Here are the documents required to extend the residence visa:

• A valid passport and Emirates ID;
• Medical insurance;
• The document of ownership.

UAE Property Owner Golden Visa

For those foreigners who make larger investments, there are special premium resident visas – golden visas. So, how to apply for a golden visa in the UAE? For example, real estate investors who buy properties with costs of AED 2 million (about $545,000) or more can apply for a golden visa in the UAE, which is valid for 5 years. Like in the case of a regular visa, there are no restrictions on the age of applicants and the country of their origin, as well as their possessions and belongings and just like a regular visa for a real estate investor, the holder of the Golden Visa can easily renew it an infinite number of times, if at the same time conditions for obtaining a document, that is, if a person continues to own real estate.

Here are the conditions for obtaining a golden visa in the UAE:

• The amount of investment is at least AED 2 million (about $545,000).
• Money invested in real estate is not received on credit.
• The building for which a person receives a visa is ready (completed).
• The property must be from residential or office stock (warehouses, garages and other non-residential premises are not suitable).

Besides to applicants themselves, all family members receive a golden visa: spouse, minor children and parents. Besides Dubai golden visa price is even lower compared to ordinary property visas in the UAE.

Detailed requirements for visa applicants in Dubai are described on the website of the General Directorate of Residency and Foreigners Affairs, GDRFA since they differ in various cases. Besides, the right to obtain a visa is given to company owners, employees and, members of their families.

Visas for property owners and investors in other countries

Now, to give you a general idea of how easy and fast it is to get a 3-year investor visa in Dubai, UAE, let's take a look at other countries that are popular among entrepreneurs from all over the world.

So, if you want to live in the UAE, and enjoy the luxury living here, the best way is to buy a property and get a Dubai property investor visa. Our managers will provide you with a complete visa support package for you and your family, we will also guide you through the entire process of buying a property, and we will recommend a real estate agent who will do all the work for you, up to obtaining ownership of the property. We guarantee you a positive result.

FAQ

1. What is an investment program in Dubai, UAE?

Under this program, a foreigner who has invested at least 750,000 dirhams in local real estate receives a resident visa in the country.

2. В What is the difference between a golden visa in Spain and a golden visa in the UAE?

The Spanish Golden Visa is a visa for foreigners issued to anyone who has bought a property in the country worth more than €500,000 (approximately $555,000). The requirements for an investor visa in Dubai, UAE are pretty much similar: the amount for the purchase of real estate is at least AED 2 million (~$545 thousand)., but the processing time of a golden visa in Dubai is considerably shorter. Plus, they have quite high taxes level in Spain. There are none in the UAE. But, in the UAE, one can also get a resident visa buying a property with the price of USD 205,000. As for Spain, the minimum required investment is much higher.

3. What opportunities does the Dubai property visa provide?

The property visa holder in the UAE receives:

• the possibility of free entry into the country and residence on its territory;
• the possibility to organize the relocation of family members to the UAE;
• the possibility of opening a personal bank account in the UAE;
• the possibility of obtaining a driver's license in the UAE;
• the possibility of obtaining insurance in a medical institution;
• the possibility of teaching in educational institutions throughout the country; preferential taxation at a rate of 0%.

4. How (in what ways) can I get a visa for the owner of real estate in the UAE?

To do this, you need to buy a property in the country. This is the only requirement.

5. How long does it take to obtain a visa for a property owner in the UAE?

As a rule, this process takes a total of 1-2 weeks.

6. Under what conditions can they cancel a property visa in the UAE?

Everything is quite simple in this regard – if you break the law (commit a crime), or when you sell your property, your visa can be canceled.

7. Is it possible to obtain citizenship by investment in the UAE?

No, but the UAE resident status, which you receive for your investment, gives you almost the same rights as those of local citizens.

8. Can I legally work with a real estate owner visa in the UAE?

No. Let us consider the following situation: you bought an apartment here, received an investor visa and want to start working in the UAE to earn some money. With a real estate investor visa, you are not allowed to work in the UAE. If you are going to conduct commercial activities, you can quickly and inexpensively register a company in the UAE. There are no problems with that.

9. Who can help me to obtain a visa for the owner of real estate in the UAE?

You can get advice on obtaining this visa and all the details from our specialists.

10. What is a title deed in Dubai?

A title dead i.e. a certificate of ownership is the document confirming your property ownership in Dubai (within areas where freehold property for foreigners is allowed).

11. Dubai Land Department. What is it, and what functions does it perform?

This is an agency that forms, regulates and licenses activities related to real estate in Dubai, as well as draws up transactions for the purchase and sale of real estate.

12. What is the validity period of a property owner visa in the UAE?

A real estate owner visa in the UAE is valid for 3 or 5 years (today, several options are available for foreign citizens).

13. I own several apartments/houses; how does this affect eligibility for a UAE visa?

If a person has several apartments, when issuing a visa, the total cost of all real estate is taken into account (up to 4 objects).

14. If the property is mortgaged, can I get a visa for property in Dubai?

Yes, if the open and outstanding loan is less than 50% of the property value.

15. Is it possible to obtain a tax residence certificate for a property visa in the UAE?

Yes, surely. With a real estate investor visa, you can obtain a UAE tax resident certificate issued by the UAE Ministry of Finance and take full advantage of double tax treaties signed by the UAE with other countries.