Dubai 2-Year Property Visa Cost 2026: AED 10,212.50

What the Dubai 2 year property visa cost covers on DLD’s own schedule

Start with the page that collects the money. Dubai Land Department runs the two-year property investor permit as an e-service called Request for Investor Visa, and it publishes one number for the main applicant: AED 10,212.50. There is no itemisation behind it, unlike the department’s Golden Visa service, which splits its total into five named lines. So AED 10,212.50 is the figure you can hold a provider to, and nothing finer than that is published.

The procedure is four steps and none of them can be delegated. You attend a service centre, submit the requirements and pay, take the medical examination at the centre, and the permit arrives by email. The page states that the applicant must attend in person and that companions or representatives are not allowed. Service time is 7 to 10 business days.

The document list runs to six lines: a passport, an electronic copy of the title deed, a personal photograph, an Emirates ID if available, a copy of a current residence visa or entry permit if available, and a good conduct certificate issued in Dubai and addressed to Dubai Land Department. Note the last one. It is the only document on the list that carries a government fee of its own, and it is the one the Golden Visa investor service does not ask for at all.

• Request for Investor Visa, main applicant, two years: AED 10,212.50.
• Published as a single figure, with no fee lines behind it.
• Service time: 7 to 10 business days.
• Applicant must attend in person; companions and representatives are not allowed.
• Six required documents, one of which is a Dubai good conduct certificate addressed to Dubai Land Department.

Fees and document lists on a service page change without notice, and this one changed in April 2026. Read the Request for Investor Visa page for the figure on the day you file rather than relying on any secondary number, this one included.

The ten-year Golden Visa costs AED 327.75 less than two years

Now put the department’s other property service beside it. Golden Visa Application for Investor, on the same site, is for an investor holding property worth AED 2 million or more, and it does itemise: AED 700 for the medical examination, AED 1,153 for a ten-year Emirates ID, AED 2,856.75 to confirm the residency permit for ten years, AED 4,020 in Dubai Land Department fees and AED 1,155 in administrative fees. The total is AED 9,884.75.

That is AED 327.75 less than the two-year permit for five times as long. The same service centre takes the same 7 to 10 business days, the same in-person rule applies, and the document list is shorter: five lines, with no good conduct certificate among them.

There is a third property permit on the department’s schedule worth knowing about, because it fixes the middle of the range. The retiree Golden Visa service, for an applicant with AED 1 million in property paid in full, publishes AED 6,984.75 over five years. Line the three up and the pattern is plain: the longer the permit, the less it costs in total. That is the opposite of how almost every other government charge in the emirate behaves, and it is the whole finding of this page.

• Golden Visa investor permit, ten years: AED 9,884.75 — AED 700 medical, AED 1,153 Emirates ID, AED 2,856.75 residency confirmation, AED 4,020 DLD fees, AED 1,155 administrative.
• Two-year investor permit: AED 10,212.50, published as one undivided figure.
• Retiree Golden Visa permit, five years, AED 1 million paid in full: AED 6,984.75.
• Golden Visa investor documents: five lines, and no good conduct certificate.
• Property threshold for the ten-year permit: AED 2 million, unchanged.

The ten-year figure is read from the department’s Golden Visa Application for Investor page and the five-year figure from its Golden Visa Application for Retiree page. Both are issuance schedules for a first permit, and neither prices a renewal.

Cost per year of residence: AED 5,106.25 against AED 988.48

Divide each published total by the years it covers and the comparison stops being close. AED 10,212.50 over two years is AED 5,106.25 for each year of residence. AED 9,884.75 over ten years is AED 988.48. The short permit costs about 5.2 times as much per year as the long one. Both figures are the department’s own; arithmetic is the only thing added here, and it is the step every ranking page on this keyword leaves out.

Carry it to the same horizon and the gap compounds, because the two-year permit has to be bought again. Five issuances cover the decade one Golden Visa covers: AED 51,062.50 against AED 9,884.75, a difference of AED 41,177.75 for a single applicant. The five-year retiree permit sits between the two at AED 1,396.95 a year.

Two caveats, and both cut the same way. Dubai Land Department publishes issuance fees rather than renewal fees, so the five-issuance figure assumes the schedule holds; the Dubai brokerage Betterhomes reports a renewal at about AED 8,215 against about AED 10,545 for a new application, which would lower a ten-year total without closing a fivefold gap. And a Golden Visa is itself renewable, so ten years is the term of one permit rather than a cap on the route.

• Two-year investor permit: AED 5,106.25 per year of residence.
• Ten-year Golden Visa investor permit: AED 988.48 per year of residence.
• Five-year retiree Golden Visa permit: AED 1,396.95 per year of residence.
• Ratio: about 5.2 times more per year on the two-year permit.
• Ten years of two-year permits: AED 51,062.50 against AED 9,884.75, a difference of AED 41,177.75.

Betterhomes’ renewal and new-application figures are a brokerage’s reporting rather than a published government schedule, and its AED 10,545 does not match the department’s own AED 10,212.50. Treat any renewal number as indicative until Dubai Land Department publishes one.

Where the family and parent lines widen the gap

Family pricing is usually where a cheap headline fee earns its margin back. Here it is where an already dear headline fee gets worse. The two-year service prices each relative separately: AED 7,382.25 for a wife or a husband, AED 7,182.25 for a daughter over 18, AED 6,482.25 for children under 18, and AED 7,182.25 for a son over 18 — for one year only, which the page states inside the fee line itself.

The Golden Visa service charges one figure for all of them: AED 5,774.50 for a ten-year family residence permit, plus AED 318.75 to open the family sponsorship file and AED 100 added for each sponsored person. Per year of residence that is AED 577.45. So a spouse costs AED 3,691.13 a year on the investor route against AED 577.45 on the Golden Visa route, about 6.4 times more, and a son over 18 on a one-year permit at AED 7,182.25 costs about 12.4 times more.

Parents are the sharpest line on either page. The two-year service issues a parents residence permit for one year at AED 8,882.25, plus AED 318.75 to open the sponsorship file. The Golden Visa service issues a parents permit for ten years at AED 5,774.50. That is AED 8,882.25 a year against AED 577.45 a year, about 15.4 times more, and it is the one figure in this comparison large enough on its own to change which property somebody buys.

Put a family of four through both. A principal, a spouse and two children under 18 on the investor route is AED 30,559.25 for two years, which is AED 3,819.91 per person per year. The same four on the Golden Visa route is AED 27,208.25 in permits plus AED 318.75 and AED 300 in per-person fees, so AED 27,827.00 for ten years, or AED 695.68 per person per year. Over a decade the investor route is bought five times: AED 152,796.25 against AED 27,827.00.

• Two-year route — wife or husband AED 7,382.25; daughter over 18 AED 7,182.25; children under 18 AED 6,482.25; son over 18 AED 7,182.25 for one year only.
• Golden Visa route — family residence permit, ten years, AED 5,774.50, plus AED 318.75 file opening and AED 100 per sponsored person.
• Parents: AED 8,882.25 for one year against AED 5,774.50 for ten.
• Family of four, two years on the investor route: AED 30,559.25, or AED 3,819.91 per person per year.
• Family of four, ten years on the Golden Visa route: AED 27,827.00, or AED 695.68 per person per year.

The two-year family block publishes no file-opening fee of its own; the AED 318.75 appears under its parents permit. Both routes also add family documents — an attested marriage certificate, attested birth certificates, a Dubai Courts social status certificate for a daughter over 18, a notarised no-objection certificate from the father where the mother sponsors — and neither department publishes what those documents cost.

The good conduct certificate only one of the two routes asks for

Document six on the investor-visa list is a good conduct certificate issued in Dubai and addressed to Dubai Land Department. The Golden Visa investor list does not contain it. That is a cost difference rather than a paperwork difference, and it is the line nobody attributes to the route that creates it.

Dubai Police publishes the tiers: AED 100 for a UAE citizen, AED 200 for a UAE resident and AED 300 for an applicant outside the country, with AED 20 of knowledge and innovation fees on top. A resident therefore pays AED 220, and applying in person at a service centre rather than through the app adds AED 100. The fees are non-refundable and the certificate is valid for three months from issuance.

Three months is the detail that bites on a two-year permit, because this document comes back every time the permit does. Five issuances across a decade means five certificates: about AED 1,100 at the resident tier, against nothing at all on the Golden Visa route. It is small beside the AED 41,177.75 above, and it is still a line a provider can bill twice if a file stalls past the validity window.

• Investor-visa document list: good conduct certificate issued in Dubai, addressed to Dubai Land Department.
• Golden Visa investor document list: no equivalent line.
• Dubai Police, UAE resident: AED 200 plus AED 20 knowledge and innovation, so AED 220.
• In person at a service centre rather than the app: AED 100 more.
• Validity: three months from issuance, and the fees are non-refundable.
• Five issuances over ten years: about AED 1,100, against AED 0 on the Golden Visa route.

The AED 220 tier is read from Gulf News’ write-up of Dubai Police’s own schedule, because the federal portal publishes no amount for the certificate. Order it after the slow documents are in hand rather than before, or three months of validity will expire inside your own file.

Who the removed property threshold actually helps

The eligibility rule changed this year, and it changed in the buyer’s favour, which is why it is worth being precise about what it did and did not do. Dubai Land Department’s investor-visa page now states that an individual owner may apply regardless of the property value, and that a co-owner may apply provided their share is worth at least AED 400,000. The AED 750,000 minimum that older guides still quote does not appear on the page.

EY dated the revision to 29 April 2026 in an alert published on 4 May, describing a framework that removes the minimum property value requirement for sole property owners and relaxes eligibility for jointly owned property. Betterhomes puts the publication on the department’s Cube Centre platform on the same date and adds the conditions the service page leaves implicit: construction fully complete, title deed registered in the applicant’s name, off-plan excluded. The document list points the same way, since an electronic copy of the title deed is something an off-plan unit does not have until handover.

So read the change as what it is. A studio bought for AED 600,000 now opens a residence route that was closed to it before, and that route costs AED 10,212.50 for two years. An AED 2 million purchase opens a route that costs AED 9,884.75 for ten. The threshold came down on the cheaper permit, not the better one, and the net effect is that the smaller the property, the more each year of residence costs.

• Individual ownership: may apply regardless of the property value, per the service page.
• Joint ownership: a share of at least AED 400,000 for each co-owner.
• Revision dated 29 April 2026 by EY, in an alert published 4 May 2026.
• Conditions reported alongside it: construction complete, title deed registered, off-plan excluded.
• Golden Visa property threshold: AED 2 million, and it did not move.

The completion, title-deed and off-plan conditions come from a brokerage’s reporting and from what the document list implies, not from a sentence on the service page itself. Confirm them with Dubai Land Department before buying on the strength of them.

The 180-day absence rule is the benefit nobody prices

A permit’s term is not the same thing as the freedom it carries, and this is where the two routes separate on something other than money. The federal portal’s general provisions for the residence visa, updated 28 September 2026, states that a resident who lives outside the UAE for more than 180 days continuously has the visa nullified automatically, and that re-entry then needs a new entry permit.

The federal golden visa page, updated 28 July 2026, lists among the benefits the ability to stay outside the UAE for more than the usual period of six months and keep the residence visa valid. The two statements fit together cleanly for a Golden Visa holder. For a two-year property investor they do not, because the general provisions page’s own exception list includes investors holding valid residence visas in the UAE, without saying which investors or on which permit.

That ambiguity is worth naming rather than resolving, because resolving it would mean inventing a rule. What can be said is that the Golden Visa’s exemption is stated on the page that describes the Golden Visa, while the investor exception is a line on a general page that never defines its own term. If you plan to spend half the year elsewhere, ask the authority handling your file which of the two sentences governs the permit you are buying, and get that answer before you pay AED 10,212.50 for it.

• General provisions, updated 28 September 2026: more than 180 continuous days outside the UAE nullifies a residence visa automatically.
• Exceptions listed on that page include investors holding valid residence visas in the UAE, a term it does not define.
• Golden visa page, updated 28 July 2026: holders may stay outside the UAE longer than the usual six months.
• The same page records that golden visa and green residency holders do not need the entry permit service to return.
• What to do: ask the issuing authority which sentence governs your permit, and get it in writing.

Neither page defines investor for this purpose and neither names the two-year property permit. This is a gap in what is published rather than a rule in either direction, and it is not something a provider can settle for you.

How to price a Dubai 2 year property visa cost quote

Every figure above sits on a government page, so this quote can be checked rather than trusted. Ask the provider one question first: which Dubai Land Department service is it filing? Request for Investor Visa is AED 10,212.50 for two years and Golden Visa Application for Investor is AED 9,884.75 for ten. A quote that will not name the service is a quote you cannot price.

Then make it divide. A term in years printed beside a total is all the per-year arithmetic needs, and once it is on the page the AED 5,106.25 against AED 988.48 comparison does the arguing for you. Insist on one row per family member at the published figure — AED 7,382.25 for a spouse, AED 6,482.25 for a child under 18, AED 8,882.25 for a parent’s single year — rather than one bundled family number, and ask where the good conduct certificate sits at AED 220.

Last, the decision no fee schedule can make. If the property you want is under AED 2 million, the two-year permit may be the only route open to you, and the per-year premium is simply what that route costs. If you are near the threshold, the arithmetic above is a reason to look again at the gap between your budget and AED 2 million before you file anything. That judgement is what an adviser is actually for, and it is the part no fee table contains.

• The service, named: Request for Investor Visa, or Golden Visa Application for Investor.
• The term in years beside the total, so the per-year figure is visible on the quote.
• One row per family member at the published figure, never a bundled family number.
• The Dubai good conduct certificate as its own row, at AED 220 on the resident tier.
• Renewal treated as unpublished rather than as a quoted certainty.
• The provider’s own fee on its own row, separate from every government line.

Every figure on this page is a government charge read from a service page on 29 October 2026. None of them is a quote, none includes a provider’s fee or health insurance, and none of them is a statement that an application will be approved. Eligibility and approval rest with the issuing authority.