Joint Property Ownership & Dubai Visas: Qualifying with a Share of AED 400,000
Can you secure a Dubai Golden Visa with a joint property share of AED 400,000? Discover the critical rules for co-ownership title deeds under the Dubai Land Department (DLD).
Key Takeaways
- The 10-Year Golden Visa requires an individual property share value of at least AED 2 million, except for spouses who can combine their shares.
- The 2-Year Property Investor Visa allows co-owners (non-spouses) to qualify if each individual's share value is at least AED 400,000.
- For sole owners, the DLD has removed the minimum property value requirement for the 2-Year Property Investor Visa (completed properties only).
- Spouses are legally permitted to pool their property shares to meet the residency visa thresholds.
- Mortgaged properties are eligible for both visas, but require a No Objection Certificate (NOC) from the lending bank.
Co-Owning Dubai Real Estate: A Route to UAE Residency
Dubai’s property market has long been a global magnet for foreign capital, driven by its tax-free returns, strong yields, and robust regulatory framework. Beyond financial returns, one of the most compelling incentives for property buyers is the opportunity to secure long-term UAE residency.
However, as property prices rise, many investors look to pool their resources and purchase real estate jointly. This raises an important question for co-owners: How does joint property ownership affect visa eligibility, and can you qualify for a residency visa with a share value of AED 400,000?
While the prestigious 10-Year Golden Visa remains the ultimate goal for many, it is critical to understand the distinction between different property visas and the specific share thresholds established by the Dubai Land Department (DLD).
Understanding Joint Title Deeds in Dubai
When two or more individuals purchase a property in Dubai, the Dubai Land Department (DLD) issues a joint title deed. This document explicitly outlines the ownership percentage of each party (e.g., 50/50, 60/40).
From a residency perspective, the DLD and UAE immigration authorities evaluate visa applications based on the individual share value of the applicant, rather than the total value of the property. For example, if two business partners purchase an AED 3 million property split 50/50, each partner's share is worth AED 1.5 million.
The only exception to this individual evaluation is for married couples, who are legally allowed to combine their property shares to meet visa thresholds.
The Visa Thresholds: 10-Year Golden Visa vs. 2-Year Investor Visa
To clear up common misconceptions, investors must distinguish between the 10-Year Golden Visa and the 2-Year Property Investor Visa. The AED 400,000 threshold applies specifically to the 2-year residency route under joint ownership, whereas the Golden Visa requires a much higher individual commitment.
| Feature | 10-Year Golden Visa | 2-Year Property Investor Visa |
|---|---|---|
| Minimum Value (Sole Owner) | AED 2,000,000 | No minimum (DLD deregulation) |
| Minimum Share (Joint Owners) | AED 2,000,000 per applicant | AED 400,000 per applicant |
| Property Status | Completed or Off-plan | Completed only |
| Spousal Exceptions | Combined ownership allowed | Combined ownership allowed |
| Sponsorship | Can sponsor family and domestic staff | Can sponsor family |
1. The 10-Year Golden Visa (AED 2 Million Threshold)
To secure the 10-year Golden Visa through property, the total investment must be at least AED 2,000,000.
- Under joint ownership, each co-owner applying for their own Golden Visa must have a registered share worth at least AED 2,000,000.
- If a property is valued at AED 3,000,000 and owned 50/50 by two siblings, neither sibling qualifies for the Golden Visa individually, because their individual shares are only worth AED 1.5 million.
- Spouses are the exception: A married couple can jointly own a property worth AED 2,000,000 (even split 50/50, where each share is AED 1 million) and still qualify. One spouse applies as the primary applicant and then sponsors the other.
2. The 2-Year Property Investor Visa (AED 400,000 Share Rule)
The 2-year Property Investor Visa offers a more accessible path to residency:
- For sole owners of completed properties, the DLD has removed the minimum value requirement. A sole owner of a completed property in a freehold area can apply regardless of the property's purchase price.
- For joint owners (non-spouses), the DLD enforces a minimum share value of AED 400,000 per investor.
- This means if you and a business partner purchase a completed apartment for AED 800,000 split 50/50, both of you qualify for the 2-year residency visa because each share meets the AED 400,000 minimum.
Special Rules for Spousal Co-Ownership
Under DLD guidelines, married couples enjoy unique privileges when applying for property-linked residency. If a property is jointly registered in both spouses' names, they can:
- Combine Shares: They can pool their ownership values to meet the AED 2 million Golden Visa threshold or the AED 400,000 2-year visa threshold.
- Sponsor Dependents: Once one spouse secures the visa (either Golden or 2-Year), they can sponsor the other spouse and their children, regardless of who is listed as the primary owner on the title deed, provided an attested marriage certificate is submitted.
Mortgaged and Off-Plan Property Guidelines
Can you apply for a visa if the property is mortgaged or off-plan? The DLD has clear guidelines:
Mortgaged Properties
If you purchased the property through a bank mortgage, you can still apply for both visas. However, you must provide:
- A No Objection Certificate (NOC) from your bank. The NOC must state that the bank has no objection to you applying for a residency visa.
- An official mortgage statement showing the amount paid to date and the outstanding balance.
- For the Golden Visa, the property's purchase value must be at least AED 2 million, regardless of the mortgage outstanding, but the bank's NOC remains a mandatory requirement.
Off-Plan Properties
- Golden Visa: Off-plan properties are eligible. The total contract value must be at least AED 2 million, and you must purchase from an approved developer.
- 2-Year Investor Visa: Off-plan properties are not eligible. The property must be completed, habitable, and handed over, with a title deed issued by the DLD.
How to Apply: The DLD Cube Process
Property visas are processed through the DLD Cube, a dedicated service center established by the Dubai Land Department to streamline residency applications for real estate investors.
- Prepare Documents: Gather your Title Deed (issued by DLD), Passport copy, current UAE Visa/Entry Stamp, Emirates ID (if applicable), attested Marriage Certificate (for spousal applications), and bank NOC (if mortgaged).
- Submit via DLD Cube: Applications can be submitted online through the DLD Cube portal or in person at the DLD headquarters.
- Medical Fitness Test & Biometrics: Once the initial approval is granted, you will undergo a medical test and submit biometrics for your Emirates ID.
- Visa Stamping: Upon successful medical clearance, your residency visa will be issued.