Bali at DAMAC Islands Golden Visa

All four of them. The cheapest, the 4 Bedroom Townhouse from AED 2.20M ≈ USD 599K, starts AED 200,000 ≈ USD 54K over the AED 2M ≈ USD 545K figure set for property investors. Above it sit the 5 Bedroom Townhouses from AED 3.10M ≈ USD 844K, the 5 Bedroom Villas from AED 4.37M ≈ USD 1.19M and the 6 Bedroom Villas (DIV-3) from AED 7.35M ≈ USD 2.00M. At those prices a single Bali home is enough on its own; the complete eligibility rules are in the Golden Visa requirements guide.

No. The Bali cluster appears on the Dubai Land Department register as four separate projects, Bali 1 to Bali 4, yet the Golden Visa test is applied to the registered value of the individual home, whatever its phase. The register data shown on the Bali at DAMAC Islands Golden Visa page comes from Bali 1 (project 3475); owners in Bali 2, Bali 3 or Bali 4 use the Oqood or title deed for their own unit, which records both the phase and the value.

No. The 4% DLD registration fee is a government levy that sits outside the purchase price and is settled at booking. Only the value recorded on the Oqood or title deed is weighed, so a 4 Bedroom Townhouse in the Bali cluster bought at its listed starting price is assessed at AED 2.20M ≈ USD 599K, fees excluded.

In many cases. An off-plan file is usually built on the Oqood registration, with proof that the qualifying value and whatever paid-value conditions apply on the filing date have been met. The alternative is to wait for completion, when the Oqood is replaced by a title deed after the expected Q4 2028 handover, which gives the plainest file. The off-plan Golden Visa guide weighs both routes.

DAMAC's DAMAC Islands launch payment plan of November 2024 sets 20% at booking, 55% over 39 instalments scheduled by months from the sale and 25% on completion. Since the four 5% instalments all fall within the first 24, a buyer paying as each one falls due has settled half the price after the 18th instalment, 60% after the 24th and 75% after the 39th, a rough guide to when a commonly applied paid-value condition might be satisfied. The sheet does not name the Bali cluster, so confirm the schedule for your Bali phase with DAMAC and in the SPA.

Usually, provided the rules applying on the filing date allow it. Financed property is commonly accepted when its registered value clears the threshold, normally supported by a letter from the lender confirming how much has been paid, and the authorities revise these conditions periodically. For an off-plan Bali purchase, the timing of that letter depends on the bank's terms as well as on the instalment schedule.

Joint purchases are judged owner by owner: what counts is each person's share of the registered value under the rules current when they file, and the authorities may apply different treatment to spouses. Split equally between two owners, a 5 Bedroom Villa from AED 4.37M ≈ USD 1.19M or a 6 Bedroom Villa from AED 7.35M ≈ USD 2.00M leaves each share over the AED 2M ≈ USD 545K threshold; the same split on either townhouse type leaves each share under it.

As a rule, a property-based Golden Visa holder may sponsor a spouse and children, provided the documents and conditions required by ICP or GDRFA on the application date are met. Family visas are linked to the main holder's visa and remain valid only as long as it does. The Golden Visa benefits guide sets out what family members receive.

Property investors currently receive a 10-year visa that can be renewed. At renewal you generally need to still own property meeting the value threshold, so selling the Bali home, or trading it for a property registered under the threshold, may cost you eligibility. The conditions applied are those in force on the renewal date.

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.

Approval is never automatic. Owning a home registered at or over the threshold gives you the right to apply, while ICP or GDRFA rule on each file under the requirements current at the time, which include verification of ownership and routine background checks. The DLD readings for Bali 1 are tracked on the Bali at DAMAC Islands construction updates page.