Loading...
Loading...
For residency-focused investors
Pre-filtered to properties at the current AED 2 million threshold and beyond. Off-plan eligibility checked against escrow registration and payment progress. Application coordinated with a regulated UAE immigration partner.
The honest question
The UAE federal authorities decide visa applications, not any platform or brokerage. What we can do is reduce the chance of a property-side rejection. We pre-filter for the current AED 2 million threshold, verify escrow registration on off-plan projects, and check payment-progress milestones where applicable. The federal decision is between you, your immigration partner, and the authority.
Common belief
Any AED 2 million property qualifies for the Golden Visa, and any developer can guide you through the process.
What the data shows
Off-plan eligibility depends on escrow registration and payment-progress milestones that vary by project. Some projects at AED 2M+ are not yet eligible because escrow is incomplete or the payment plan does not cross the required threshold. The property-side criteria are specific and verifiable in DLD records.
How this looks in practice
Option A
Listed at AED 2.1 million. RERA escrow registered. Payment plan requires 50 percent paid before handover, currently at 20 percent paid. Does not yet meet off-plan Golden Visa payment threshold for the current owner.
Not yet
Eligible after 50% payment
Option B
Listed at AED 2.1 million. RERA escrow registered. Payment plan structured as 60 percent paid by handover, currently at 60 percent paid. Meets the property-side criteria for Golden Visa.
Eligible
Property-side criteria met
What the data tells us: Headline price alone does not determine off-plan eligibility. We verify escrow, payment status, and project registration on every property surfaced in the Golden Visa filter so the eligibility-side complexity is handled before you commit.
How your Oliva Score reweights
For Golden Visa buyers, Financial Value moves up substantially because price-threshold compliance is binary: a property either crosses AED 2 million in the right configuration or it does not. Developer Trust matters for the multi-year holding period associated with visa renewal.
Default column shows the baseline Oliva Score weighting (visible to every visitor on every project). The for-this-goal column shows your Preference Match weighting once you tell us your investment purpose during onboarding. Read the full scoring methodology.
The data behind every score
Eligibility data comes from the same DLD records that the visa documentation references.
Off-plan escrow status per project. Visa-side off-plan eligibility requires escrow registration; we filter projects on this.
Refreshed daily from DLD project records.
Construction progress and payment milestone status. Used to verify payment-threshold compliance for off-plan visa eligibility.
Refreshed daily.
Per-property class government-assessed values. Cross-checked against asking price to flag any pricing anomalies.
24 years of valuations.
Current visa rule interpretation and federal-side application coordination. We do not perform legal immigration work; our partner does.
Per-application engagement.
How this differs from the default
From the founder
The Golden Visa is one of the most consequential UAE policy decisions of the last decade for international investors. The federal rules are clear; the property-side eligibility is where most confusion happens. We pre-filter on the property side and let our immigration partner handle the federal side. Both teams know their lane.
Common questions
The current property-based threshold is AED 2 million. For off-plan, additional escrow registration and payment-progress milestones apply. UAE federal rules can change; our immigration partner provides current confirmation when you start the process.
No. Visa approvals are decided by UAE federal authorities. We can verify property-side eligibility at the time we recommend a project. The federal decision involves checks beyond the property and is made by the authority, not by us or our immigration partner.
Our partner is a UAE-licensed immigration firm. When you proceed with a Golden Visa-aligned property purchase, we introduce you. They handle the federal application and dependent visas. They are paid by you directly under their own engagement; their fees are disclosed up front.
A rule change affecting an existing application is coordinated with the immigration partner on a case-by-case basis. A rule change affecting eligibility before purchase prompts an update to our filtering criteria; we notify users with the Golden Visa purpose set.
Yes. Visa eligibility does not restrict rental use. If you intend to rent the property out during your residency periods, the rental-income weighting on Risk Assessment and Liquidity differs; consider browsing both /invest/golden-visa and /invest/rental-income to compare.
Standard RERA brokerage commission at closing. We do not earn additional fees from the immigration partner or the federal application. Our incentive is the property transaction.
Risks, stated honestly
The Golden Visa is a federal program with specific rules. The risks below are honest about what is and is not in our control.
Federal authorities decide every Golden Visa application. Property-side eligibility is necessary but not sufficient. Background checks, document completeness, and other federal criteria apply.
What we do: We coordinate with a regulated immigration partner who handles the federal application. We do not predict outcomes.
UAE federal residency rules have evolved several times in recent years. A rule change between offer and approval can affect eligibility.
What we do: Quarterly rule review with the immigration partner. Filter criteria updated immediately when changes are published. Active applications coordinated with the partner.
Off-plan eligibility for the visa depends on escrow status and payment progress. A developer escrow issue or a delayed payment milestone can affect the eligibility window.
What we do: We verify escrow registration and payment status from DLD records before flagging a project as visa-eligible. We re-verify before any commitment.
A Golden Visa property is typically held for the multi-year visa cycle. Property values can move in either direction over that horizon, particularly through cycle troughs.
What we do: The full Oliva Score still applies: cycle resilience, developer trust, macro context, all visible per project. Visa eligibility is necessary; investment quality is also relevant.
Foreign property ownership can create tax obligations in your country of residence. UAE has no income tax on foreign individuals, but your home country may.
What we do: We refer to regulated UAE tax and structuring partners for cross-border questions. We do not provide tax advice ourselves.
Pre-screened on price threshold, escrow, and payment progress. Coordinated with a regulated UAE immigration partner for the application.