Emaar · The Oasis
Address Villas Tierra Golden Visa
Residency From a Single Villa, Whichever Tier You Choose
Every villa at Address Villas Tierra is priced several times above the AED 2M ≈ USD 545K Golden Visa threshold, which makes tier choice a question of space rather than eligibility. What is left to plan is timing: when to apply against an 80/20 payment schedule running to handover in Q2 2029.
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Eligibility Snapshot
Address Villas Tierra Golden Visa Facts
Address Villas Tierra is a 487-villa freehold community by Emaar inside The Oasis, registered with the Dubai Land Department as project number 3580 on 4 March 2025, on plot 2833 in Me'Aisem Second, with construction under way since 7 May 2025 across a 499,777.03 sq m site and recorded at 6.81% progress at the RERA inspection of 21 July 2026. For residency planning the arithmetic is unusually blunt: the entry tier, a 4 bedroom villa, starts at AED 13.16M ≈ USD 3.58M, roughly six and a half times the AED 2M ≈ USD 545K minimum property investment applied under the UAE Golden Visa program, subject to the regulations in force when you apply. Nothing here sits near the line, so the decisions worth thinking about are timing and typology rather than qualification. Handover is expected in Q2 2029, when Oqood registration converts to a title deed.
AED 2M ≈ USD 545K
AED 13.16M ≈ USD 3.58M
4 Bedroom Villa
Freehold, open to all nationalities
Oqood now, Title Deed at Q2 2029 handover
Emaar Properties
Data as of August 2026, based on Dubai Land Department project registration records, the RERA Independent Progress Monitoring Report dated 21 July 2026, and current Emaar releases. Figures are updated quarterly.
Unit by Unit
Which Villas at Address Villas Tierra Meet the AED 2M Threshold
On most Dubai projects this section works as a filter: some tiers clear the residency minimum, others do not, and buyers end up weighing the home they want against the one that qualifies. Tierra removes the filter. The smallest villa on the price list sits AED 11.16M ≈ USD 3.04M above the minimum, so the table below is really a comparison of what each qualifying tier gives you. Average plots run 9,174 sq ft (852 sq m) for the 4 bedroom, 11,254 sq ft (1,046 sq m) for the 5 bedroom, and 16,746 sq ft (1,556 sq m) for the 6 bedroom.
| Unit Type | Average Built-Up Area | Starting Price | Qualifies Alone |
|---|---|---|---|
| 4 Bedroom Villa | 7,287 sq ft (677 sq m) | AED 13.16M ≈ USD 3.58M | Yes |
| 5 Bedroom Villa | 9,454 sq ft (878 sq m) | AED 13.86M ≈ USD 3.77M | Yes |
| 6 Bedroom Villa | 12,886 sq ft (1,197 sq m) | AED 24.4M ≈ USD 6.64M | Yes |
| All three villa tiers qualify individually and by a wide margin. No combining of properties is required. | |||
Why this matters: eligibility is assessed on the registered purchase value rather than a list price or a later valuation. Every Tierra tier is recorded far above AED 2M ≈ USD 545K, which leaves headroom that smaller purchases do not have. The caveat applies on the secondary market: a villa that changes hands and is registered below AED 2M ≈ USD 545K would not qualify on its own, so confirm the contract value on your specific unit before applying.
Payment Plan and Timing
When Off-Plan Buyers at Address Villas Tierra Can Apply
Tierra sells on an 80/20 structure: 10% on booking alongside the 4% DLD registration fee, seven further installments of 10% released through the build against milestones at 20%, 30%, 60% and 80% construction completion, and the closing 20% at 100% construction completion. Off-plan applications are typically supported by Oqood registration, which Emaar completes after booking, together with proof that the purchase meets the qualifying value and any payment conditions applied by the Dubai Land Department and residency authorities at the time you apply.
My read on the timing: the price level does something useful here that mid-market projects cannot replicate. On the entry villa at AED 13.16M ≈ USD 3.58M, the booking payment and first installment together already represent about AED 2.63M ≈ USD 717K, so the paid portion crosses the AED 2M ≈ USD 545K mark within the first stretch of the schedule instead of near completion. That opens the earlier of two windows: apply during construction on the strength of the Oqood-registered contract, which suits buyers relocating a family or setting up UAE banking. The second window is handover in Q2 2029, when the title deed is issued and the file rests on completed, registered ownership, which is the cleanest submission for investors under no timing pressure. Off-plan requirements are updated from time to time, so confirm the current paid-value condition before you submit.
VIP processing, zero service fee: for buyers who purchase through me, the full application service, document preparation, submission, and status follow-up, is included free. You pay only the official government fees published by the issuing authorities.
The Project
The Waterfront Villa Community Behind a Ten-Year Residency
A residency earned on this purchase runs ten years, and the villa should still make sense at the end of it. The full Tierra guide covers what your qualifying investment buys: layouts, plot sizes, current pricing, amenities, and the lagoon masterplan of The Oasis around it.
Address Villas Tierra at The Oasis, Branded Villas on the Lagoon
Address Villas Tierra at The Oasis places 487 stand-alone villas under the Address brand around urban canals and a swimmable lagoon.
View the Address Villas Tierra Project GuideGolden Visa Guides
Requirements, Process, and Benefits in Full
Program rules apply identically to every Dubai property, so they are kept in the dedicated guides below instead of being repeated on each project page.
Golden Visa Requirements: AED 2M in Real Estate Registered in Your Name
Golden Visa requirements for property investors: real estate worth at least AED 2M, ownership proof, mortgages, off-plan rules and documents.
Read the requirements guideApplying for the Golden Visa in Seven Steps, From Purchase to Approval
For a property investor, the seven steps run from the purchase to the visa, usually within weeks of ownership being confirmed.
Read the application guideGolden Visa Benefits: Residency, Family Sponsorship and Long Periods Abroad
Golden Visa benefits: residency without an employer, long periods abroad without losing status and the right to sponsor your family.
Read the benefits guideInsights
Project Insights for Address Villas Tierra Buyers
A Golden Visa purchase at Tierra rests on more than clearing the AED 2M ≈ USD 545K line. With the build early in its cycle, the two things worth watching are the certified progress percentage on the way to the title deed and the escrow account holding every installment you pay. Both are covered below.
Address Villas Tierra Golden Visa Guide
This page: how each villa tier sits against the AED 2M ≈ USD 545K threshold and when off-plan buyers can apply.
Address Villas Tierra at The Oasis: Villa Build Progress Tracker
Address Villas Tierra at The Oasis, Emaar's 487-villa release, logged 6.81% at its first dated RERA inspection in July 2026.
View Address Villas Tierra Construction Updates
Escrow Behind Address Villas Tierra at The Oasis, Emaar's Lagoon Villas
Address Villas Tierra at The Oasis escrows with Emirates Islamic as DLD project 3580, 487 units, 6.81% built in July 2026.
Verify the Address Villas Tierra Escrow AccountStructure
Explore The Oasis Structure
A qualifying villa holds its value through the community around it. Compare Tierra against other releases inside The Oasis, read the masterplan driving long-term demand, and review Emaar's delivery record before you commit to the purchase.
The Oasis Villas for Sale
Browse villa releases across The Oasis, compare pricing and plot sizes between phases, and see how each sits against the Golden Visa threshold.
See The Oasis Villas for Sale
The Oasis by Emaar: Lagoon Villas and Mansions in Dubailand
The Oasis holds about 3,100 villas and mansions in Dubailand, with more than 40 percent of its land given to lagoons.
Explore The Oasis by Emaar Community
Emaar Properties: Burj Khalifa, Downtown Dubai and Twenty Master Communities
Emaar, founded in 1997, built Burj Khalifa and Downtown Dubai and has delivered over 85,000 homes across twenty master communities.
View the Emaar Properties Developer ProfileFAQs
Address Villas Tierra Golden Visa Frequently Asked Questions
All three. 4 bedroom villas start at AED 13.16M ≈ USD 3.58M, 5 bedroom villas at AED 13.86M ≈ USD 3.77M and 6 bedroom villas at AED 24.4M ≈ USD 6.64M, so no tier sits below the AED 2M ≈ USD 545K minimum and no combination of properties is needed. Eligibility is assessed on the registered purchase value, so a secondary market villa recorded under AED 2M ≈ USD 545K would not qualify on its own. Full criteria are set out in the Golden Visa requirements guide.
Off-plan applications are typically supported by Oqood registration together with proof that the purchase meets the qualifying value and any paid-value conditions applied at the time of application. Buyers who prefer the simplest file wait for the title deed issued at handover in Q2 2029. Both routes are explained step by step in the off-plan Golden Visa guide.
The structure is 10% on booking plus the 4% DLD registration fee, seven further installments of 10% released across construction against milestones at 20%, 30%, 60% and 80% completion, and a closing 20% at 100% construction completion. Because the entry villa is priced at AED 13.16M ≈ USD 3.58M, the booking payment and first installment together represent roughly AED 2.63M ≈ USD 717K, so the paid portion passes the AED 2M ≈ USD 545K mark early in the schedule rather than close to handover.
No. The property route applies one qualifying value, currently AED 2M ≈ USD 545K, and grants a 10-year renewable residency under the program as it currently stands. A villa registered at several times that figure does not create a longer or separate category; what it does provide is a wide margin above the minimum, which matters if a unit is later resold or revalued. What each visa covers is detailed in the Golden Visa benefits guide.
Yes. Address Villas Tierra is freehold and open to all nationalities, with ownership registered at the Dubai Land Department, which is a requirement for property-based Golden Visa eligibility. Buyer payments are held in a DLD-registered escrow account with Emirates Islamic Bank P.J.S.C., detailed on the Address Villas Tierra escrow account page.
No. For buyers who purchase through this advisory, the VIP application service, covering document preparation, submission, and status follow-up, is included at no charge. Only the official government fees apply, as published by the issuing authorities at the time of application.
No. The purchase makes you eligible to apply, but approval depends on satisfying every requirement in force at the time of application, including ownership verification and standard background checks. Construction status behind the title deed can be checked at any time on the Address Villas Tierra construction updates page.
Your Advisor
Tohid Fetrat
Independent of the developer: I work for the buyer, and my only job on this page is making sure the property you buy actually qualifies before you commit, with the VIP visa application service included free for my buyers. Client identities and transactions are never published or referenced. Message or call me directly: you will always reach me personally, never a call center or sales team.
Ask your question, get your answer. No obligation and no follow-up unless you ask for it.