DED License & Dubai Residency Explained: The Ultimate Guide for Property Investors

A DED license lets you run a mainland business in Dubai and can qualify you for a UAE residency visa. Property investors can either set up a DED-licensed company and get a 2–3 year investor visa, or meet higher thresholds for a 10-year Golden Visa through business profits or real estate worth AED 2M+. The best route depends on whether you want market access, tax efficiency, or long-term residency security.

Dubai attracts global investors with tax efficiency, stable returns and a clear legal framework.
But if you want to live in Dubai and build a property portfolio, you quickly hit two big questions:

1. Do I need a DED license or is buying property enough?

2. Which residency visa is smarter for long-term investment?

This guide breaks down DED licenses, Dubai residency visas and Golden Visa routes in simple, investor-friendly language so you can choose the right strategy.

What Is a DED License in Dubai?

A DED license (now issued by DET – Department of Economy and Tourism) is the official trade license that allows you to run a mainland company in Dubai.

Mainland vs free zone: why it matters to investors

✅ Mainland (DED / DET license)

1. Trade anywhere in the UAE.

2. Work directly with local clients and government contracts.

3. Your company can sponsor Dubai residency visas for you and staff.

✅ Free Zone license

1. Great for international trading or holding companies.

2. Limited direct access to mainland customers unless you use an agent or extra approvals.

3. Often attractive for tax, but less flexible for local B2B real estate services.

If you plan to offer property services, manage units, or build a Dubai real estate investment company, a DED mainland license is usually the more powerful option.

Main types of DED licenses

1. Commercial license
For trading and commercial activities:

✅ Real estate brokerage

✅ Property management

✅ General trading, import–export

✅ Interior fit-out and home furnishing

2. Professional license
For service-based activities:

✅ Real estate consultancy

✅ Legal and financial advisory

✅ Architecture and design services

3. Industrial license
For manufacturing and industrial activities. Less common for pure property investors.

4. Tourism license
For travel and tourism businesses, including holiday homes and tourism-linked services.

How Does a DED License Help You Get Dubai Residency?

There are two major routes investors care about:

✅ The standard 2–3 year investor / partner visa

✅ The long-term Golden Visa (5–10 years)

Standard investor / partner visa via DED license

When you set up a DED-licensed company and hold shares, you can usually apply for a 2–3 year investor or partner visa.

Typical benefits:

✅ Live and work in Dubai while running your business.

✅ Sponsor your spouse and children.

✅ Open local bank accounts and access local financing products, including Dubai home loans.

✅ Build and manage your Dubai property portfolio from within the country.

Key points to know:

✅ Minimum share capital can be relatively low compared with property routes.

✅ Your residency is tied to the trade license. If the license lapses, your visa can’t be renewed.

✅ You must keep the license active, maintain a valid office lease (Ejari), and renew annually.

For active entrepreneurs who want market access plus residency, this is often the most cost-effective option.

Golden Visa vs Standard DED Visa: Which Is Better for Investors?

Here’s how the two main routes compare for property investors.

Feature	Standard Investor Visa (DED)	Golden Visa (Business / Property)
Typical validity	2–3 years	10 years
Minimum investment (approx.)	Lower – business capital	From AED 2M capital or property
Tied to trade license	Yes	Not always
Time outside UAE allowed	Limited (usually 6 months)	More flexible
Family sponsorship	Spouse + children	Wider family, longer duration
Best for	Active entrepreneurs	Long-term, higher-net-worth investors

Golden Visa via business or tax contribution

You can be eligible for a 10-year Golden Visa if:

✅ You invest significant capital in a DED-licensed company, or

✅ Your company pays a high level of UAE corporate tax annually (meaning strong profits).

This route is attractive if you see Dubai as a long-term base for wealth, business and property holding, not just a short-term move.

Golden Visa via property investment

Another popular option is through real estate:

✅ Owning property or a portfolio with a value that meets the Golden Visa threshold.

✅ Property must be held for a minimum period and meet specific criteria.

For investors focused mainly on buying property in Dubai, freehold apartments, villas or off-plan units, this can be simpler than building a large operating company.

Practical strategy: Many high-net-worth investors use both routes— a DED-licensed company for business and property management, plus a qualifying property portfolio for Golden Visa stability.

What Are the Costs of a DED License in Dubai?

Actual costs vary by activity, structure and approvals, but you should plan for:

1. One-time setup costs

✅ Trade name reservation & initial approvals

✅ License issuance fees

✅ Possible external approvals (for regulated activities like real estate brokerage)

2. Office / Ejari costs

A mainland company needs a physical office address:

✅ Could be a small business centre unit or traditional office.

✅ Your office size can affect how many visas your company is allowed to sponsor.

3. Annual renewal

Every year you must:

✅ Renew your DED license

✅ Renew your tenancy contract (Ejari)

✅ Clear any government fines

✅ Maintain corporate records and tax compliance

For investors, the key is not just the initial DED license cost, but the ongoing annual cost of staying compliant.

Documents Required for a DED License and Investor Visa

For company setup (individual shareholder)

✅ Passport copy

✅ Visa / entry stamp copy (if already in UAE)

✅ Passport-size photos

✅ Proposed trade name

✅ Activity selection (e.g. “real estate buying and selling of own property”)

✅ Signed Memorandum of Association (MOA) or local service agreement, depending on structure

✅ Office lease and Ejari registration

For investor / partner visa

✅ Valid trade license

✅ Establishment card

✅ Entry permit or status change

✅ Medical test clearance

✅ Emirates ID application

✅ Health insurance (often required at residency stage)

Note: Rules and document lists change. Always cross-check with a licensed PRO, business setup consultant, or directly with Dubai authorities before applying.

DED License vs Buying Property First: Which Route Should You Choose?

If your main goal is Dubai real estate investment, you have three broad options:

1. Residency via DED license first

Best if you:

✅ Want to run an active business in Dubai (real estate, trading, consulting, design).

✅ Need local market access: showing properties, meeting clients, signing leases in person.

✅ Plan to build a portfolio of investment properties over time.

Pros

✅ Lower capital entry than Golden Visa property route.

✅ Flexible: you can explore different income streams beyond real estate.

✅ Strong base for long-term business and property operations.

Cons

✅ Visa and residency are tied to the company.

✅ Annual compliance and office costs.

2. Residency via property first

Best if you:

✅ Only want passive or semi-passive property investment.

✅ Are comfortable investing higher capital upfront.

✅ Prefer not to run an operating business.

Pros

✅ Residency linked to your real estate assets, not to business performance.

✅ Easier life if your plan is simply to buy property in Dubai and hold.

Cons

✅ Higher thresholds for residency eligibility.

✅ Less flexibility if you later want to operate a full local business.

3. Hybrid: business + property

Many sophisticated investors:

✅ Set up a DED-licensed company

✅ Use it as a platform to:

– Buy and hold freehold property in Dubai

– Manage units in communities like JVC, Dubai Hills Estate, Business Bay or Dubai South

– Provide related services (property management, interior design, holiday homes)

This hybrid structure can make sense if you see Dubai as a hub for both business and property wealth.

Compliance, Tax and Risk: What Investors Must Watch

Your visa depends on your license

With a standard investor visa:

✅ If your DED license expires, your visa and those of your dependents can’t be renewed.

✅ Late renewals can mean fines and blocked government services.

✅ If you close the company, your visa is usually cancelled and you get a short grace period to switch status or exit.

With a Golden Visa, your residency is less tied to one specific license, as long as you keep meeting the core investment conditions.

Corporate tax vs personal tax

✅ UAE corporate tax currently applies to taxable profits of mainland companies above a defined threshold.

✅ There is still no personal income tax in the UAE, which is why so many investors relocate.

✅ However, you may still have tax obligations in your home country—always take professional cross-border tax advice.

How All This Links Back to Property Investment

For serious investors, the residency and licensing puzzle is not just paperwork. It directly shapes:

✅ How easily you can buy property in Dubai

✅ Whether you can access local mortgages

✅ Your ability to sign tenancy contracts, manage units, or flip off-plan properties

✅ The long-term security of your family’s base in Dubai

Choosing between a DED license, property visa, or Golden Visa is really about designing your Dubai wealth strategy.

FAQ’s

1. What is a DED license in Dubai and why do property investors need it?

A DED license (now DET license) is the official permit required to operate a business in Dubai Mainland. Property investors use it to access residency visas, open corporate bank accounts, and structure UAE property portfolios efficiently. It also enables investors to buy, sell, and manage real estate legally through a mainland entity. For long-term investors, a DED license is often the easiest route to securing Dubai residency.

2. How does a DED license help me get Dubai residency as a property investor?

A DED license qualifies investors for a 2–3 year UAE Investor Visa, provided the business is active and meets minimum capital requirements. Investors can then sponsor family members and open local bank accounts. For long-term residency, investors can upgrade to the 10-year Golden Visa by meeting AED 2M equity or AED 250,000 annual corporate tax contribution thresholds.

3. What is the difference between a DED license and a free zone license for investors in Dubai?

A DED (mainland) license allows full access to the UAE market, government contracts, and property activities—making it ideal for real estate investors. Free zone licenses offer tax benefits and 100% ownership but are restricted from mainland trading without additional permits. If your goal is to build a local property portfolio and obtain residency, a DED license offers more flexibility and wider economic access.

4. How much does it cost to get a DED license and investor visa in Dubai?

Basic DED licenses start from AED 12,000–28,000, depending on activity type, office space, and approvals. The standard 2-year investor visa adds medical testing, Emirates ID, and service fees—typically totaling AED 3,500–6,000. Investors should also factor in annual license renewal and mandatory office Ejari. For Golden Visa investors, capital requirements are significantly higher (AED 2M+).

5. Can I buy property in Dubai and get residency without a DED license?

Real estate investors can obtain a 2-year residency visa by purchasing property worth AED 750,000+ or a 10-year Golden Visa for properties valued at AED 2,000,000+. However, a DED license provides more flexibility for investors planning to manage multiple properties, create holding structures, or diversify into business activities beyond real estate.

6. Is a DED license better than a property visa for long-term residency in Dubai?

A DED license offers easier renewal and operational flexibility, but the property-based Golden Visa offers longer security (10 years) with fewer compliance requirements. Choose DED if you prefer active business operations. Choose a property visa if you prefer passive investment and low operational obligations. Many investors maintain both to maximize tax efficiency and residency stability.

7. Do I need an office (Ejari) to get a DED license and residency visa in Dubai?

Dubai Mainland businesses must have a physical office space with a valid Ejari to obtain or renew a DED license. The size of the office impacts how many visas can be issued. Investors who want multiple staff visas or dependents should plan for larger office space. Flexi-desk options exist but do not always support high visa quotas.

8. Can foreigners get a DED license and own 100% of a business in Dubai?

Since 2021, foreigners can own 100% of mainland companies for most commercial and professional activities, without needing a local sponsor. Some restricted sectors still require partial UAE ownership, but property management, real estate services, consulting, and holding companies allow full foreign ownership.

9. What documents are required to apply for a DED license in Dubai?

Typical requirements include:

✅ Passport copy & UAE residence visa

✅ Emirates ID (if applicable)

✅ Business activity selection

✅ Trade name reservation

✅ Office Ejari contract

✅ Memorandum of Association (MOA)

✅ Initial approval form

Depending on the activity, some external approvals may be required (e.g., RERA for real estate brokerage activities).

10. Which is the best residency option for real estate investors in Dubai—Investor Visa or Golden Visa?

For long-term wealth planning, the 10-year Golden Visa offers the strongest stability, family sponsorship benefits, and freedom to stay outside Dubai for extended periods. The DED-linked Investor Visa is better suited for business owners seeking income diversification or expanding into real estate development, hospitality, or commercial leasing activities.

11. How long does it take to get a DED license and UAE residency visa?

A standard DED license can be issued in 1–3 days, depending on approvals. The investor visa process—entry permit, medicals, Emirates ID—takes 5–10 working days after license issuance. Golden Visas take longer: typically 2–4 weeks, depending on documentation and verification by authorities.

12. Can I operate a property investment company in Dubai using a DED license?

Yes, you can register a mainland company to manage, lease, invest in, or develop real estate. Many investors use DED-licensed holding companies to structure their portfolio, reduce transaction complexities, secure financing, and strengthen Golden Visa eligibility. Some activities require RERA certification or special approvals.

13. Can I get a Dubai residency visa through a DED license if my business is not profitable?

You can renew your residency as long as your DED license is active, Ejari is valid, and the business meets minimum compliance requirements. Profitability is not the sole determinant for visa renewal. However, Golden Visa applicants under the tax route must demonstrate AED 250,000 annual tax contributions.

14. What happens to my residency if my DED license expires or is cancelled?

For standard investor visas, your residency becomes invalid if the license is not renewed or formally cancelled. You will need to apply for a new visa within the grace period (often 60 days). Golden Visa holders are exempt—your residency remains valid even if the DED company closes, provided your investment criteria remain met.

15. Is a DED license required to buy off-plan properties or invest in Dubai real estate?

No. Anyone can buy off-plan property in Dubai. However, a DED license becomes beneficial when investors want to:

✅ Hold multiple investment units

✅ Run a leasing or property management business

✅ Qualify for investor visas without buying property

✅ Structure real estate assets under a mainland entity

Choosing the Right Path as a Property Investor

If you’re exploring where to buy your next property in Dubai—from high-yield apartments in JVC to lifestyle homes in Dubai Hills—pairing the right residency route with the right asset can dramatically improve your long-term returns.Before you decide, speak to a specialist who understands both Dubai business setup and property investment. The right structure today can save you time, tax and stress over the next decade.