Bay Villas Golden Visa

All five. Townhouses start at AED 4.0M ≈ USD 1.09M, Semi Detached Villas at AED 5.20M ≈ USD 1.42M, Garden Villas at AED 8.50M ≈ USD 2.32M, Waterfront Villas at AED 13.50M ≈ USD 3.68M and Beachfront Villas at AED 47.00M ≈ USD 12.81M, so each collection clears the AED 2M ≈ USD 545K qualifying minimum on its own, subject to the rules in force at the time of application. The assessment uses the registered purchase value of the specific unit, which is worth confirming on the contract before applying. The full criteria are set out in the Dubai Golden Visa requirements guide.

An off-plan application is commonly possible. It typically rests on the Oqood registration of the Bay Villas contract, evidence that the contract value meets the qualifying amount, and any paid-value condition the authorities apply on the day of application, which is updated from time to time. Buyers who prefer a file built on completed ownership can wait for the title deed issued at handover, expected in Q2 2027. Both routes are compared in the off-plan property Golden Visa guide.

Bay Villas follows a 20/50/30 plan: 20% on booking, 50% in instalments during construction on the schedule set in the Sale and Purchase Agreement (SPA) with the developer, and 30% on handover, expected in Q2 2027. The 4% DLD registration fee is paid to the Dubai Land Department at booking, on top of the price, and does not form part of the purchase value assessed for eligibility. Because 70% of the price is paid before handover, buyers commonly reach the paid-value conditions applied to off-plan applications during construction, so an application before completion is often possible once the condition in force at the time of application is met. The exact point depends on the instalment dates in each buyer's SPA.

Mortgaged property has commonly been accepted for the property route, but the conditions, such as how much of the value must already be paid and which lender documents are required, are set by the authorities and change from time to time. Whether a bank will finance a Bay Villas residence before handover depends on that lender's own off-plan policy. Confirm both the lender's terms and the residency conditions in force at the time of application before relying on financing.

Joint ownership is commonly assessed share by share, with each owner's portion of the registered value measured against the qualifying amount under the rules in force at the time of application, and some arrangements for spouses are treated differently. On the entry Townhouses collection at AED 4.0M ≈ USD 1.09M, an equal two-way split puts each share at the AED 2M ≈ USD 545K line itself, so the exact registered value and the current treatment of shared ownership should be confirmed before planning two applications on one villa.

The property route has typically allowed the main holder to sponsor a spouse and children, with sponsorship of other dependants subject to further conditions, all governed by the regulations in force at the time of application. Each family member files a separate residency application with its own documents and government fees. The scope of family sponsorship is explained in the Dubai Golden Visa benefits guide.

The program's current term is 10 years and renewable. Renewal is generally tied to keeping qualifying property, so selling the Bay Villas residence can affect eligibility at renewal. Renewal conditions are those in force when the renewal is filed.

The usual sequence is registering the purchase with the Dubai Land Department (Oqood during construction, title deed after handover), obtaining confirmation that the property meets the qualifying value, submitting the residency application to the issuing authority, then completing the medical test and Emirates ID biometrics. Exact steps and documents follow the procedures in force on the day of application. The sequence is laid out in the UAE Golden Visa application guide.

No. Buyers who complete their purchase through this advisory receive the VIP application service, from document preparation and submission to status follow-up, without a service fee. The service is free; government fees apply, at the rates the issuing authorities publish when the application is filed.

No. A qualifying purchase makes a buyer eligible to apply, while approval rests with the issuing authorities and depends on meeting every requirement in force when the application is filed, such as ownership checks and standard security screening. Progress toward the Q2 2027 handover is tracked on the Bay Villas construction updates page.

It is a residency permit, not citizenship or a passport. It does not change Nakheel's handover timing or the instalments owed under the Sale and Purchase Agreement, and it does not replace the separate permits that some activities require. The rights attached to the residency are set by the issuing authorities and can change over time.