Especially if they still think they must pay 50% upfront. They don’t. The rule is tied to the purchase value—not how much you’ve paid to date.
What’s really happening in Dubai right now
Dubai has made the property-linked residency path far more practical. Off-plan buyers can qualify for the 10-year renewable Golden Visa once the total purchase value hits AED 2M, even if the unit isn’t handed over yet. Your Oqood (the preliminary sales contract) or a developer/bank NOC is what proves the investment at the application stage. Mortgages? Still fine—your bank issues a simple NOC. Timelines are fast too: think roughly one to two weeks for processing once you submit at DLD’s Golden Cube or Al Manara Cube. Family sponsorship is allowed, and fees are clearly itemized.
My take (and what I see with clients)
I’ve walked investors through both tracks: the 10-year Golden Visa via AED 2M+ and the standard 2-year investor visa. The big friction point used to be “Do I need to pay 50% first?” Not anymore. If your signed off-plan purchase is AED 2M+, you can move straight to the Golden Visa route with your Oqood and required NOCs. On the flip side, the 2-year visa (AED 750k+) still expects a Title Deed—which off-plan units don’t have until completion. That’s why off-plan buyers overwhelmingly choose the Golden Visa path now.
How to qualify (checklist you can act on today)
Golden Visa via Off-Plan (10 years)
- Meet the value: Off-plan purchase at AED 2,000,000+ (multiple properties can be combined).
- Show proof: Oqood/SPA from an approved developer or a bank NOC if mortgaged (no minimum upfront payment).
- Be in the UAE at the time of application.
- Prepare documents: Passport, photo, valid health insurance, Oqood/SPA, and NOCs as relevant. Submit at DLD Golden Cube/Al Manara Cube.
- Processing: Typically 7–14 business days. Add family (spouse, children, parents) during or after your file, with the stated government fees.
Standard Investor Visa (2 years)
- Property value: AED 750,000+.
- Deed required: Needs a Title Deed/e-Certificate (so unfinished off-plan units don’t qualify here).
- If mortgaged: Usually ≥50% paid plus bank NOC and statements.
Key clarifications (because these cause the most confusion)
- Do I need to pay 50% first? No. Eligibility hinges on the purchase value, not the paid amount.
- What if I’m mortgaged? Still eligible—get a bank NOC; there’s no AED 1M upfront rule for the Golden Visa.
- No Title Deed yet—am I blocked? For the Golden Visa, Oqood/SPA suffices for off-plan. For the 2-year visa, you’ll need a Title Deed, so that generally means ready/completed units.
- Can I combine properties? Yes—DLD allows combining to reach AED 2M+.
- Typical fees and family inclusion? Fees are itemized for investors and each dependent over the visa term (e.g., 10 years).
Step-by-step application flow (what I’d do in your shoes)
- Confirm eligibility: Check your SPA/Oqood totals AED 2M+ (or combine units).
- Collect documents: Passport copy, personal photo, health insurance, Oqood/SPA, bank/developer NOC.
- Book DLD visit: Head to Golden Cube (or Al Manara Cube) and submit.
- Track approvals: Expect 7–14 business days for issuance.
- Add family: Sponsor spouse, children, and parents once your visa is active; pay the corresponding government fees.
The bottom line
If you’re buying off-plan at AED 2M+, the Golden Visa is absolutely within reach—without waiting for handover or hitting a 50% payment milestone. Honestly, that’s the unlock. Get your paperwork tight, file confidently, and convert your investment into long-term residency. Ready to move? Let’s make it happen.
Disclaimer: This article is for general information only and does not constitute legal advice. The author assumes no responsibility or liability for actions taken based on its contents. For advice on your specific situation, consult a qualified lawyer.
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