Lyvia by Palace at Dubai Creek Harbour Golden Visa

Three of the four. The 2 bedroom apartments from AED 2.92M ≈ USD 795K, the 3 bedroom apartments from AED 4.12M ≈ USD 1.12M and the 3 bedroom townhouses from AED 6.76M ≈ USD 1.84M each start above the AED 2M ≈ USD 545K minimum property value applied under the UAE Golden Visa program. The 1 bedroom apartments from AED 1.98M ≈ USD 539K start below that line and do not qualify alone. Eligibility is assessed on the registered purchase value under the rules in force at the time of application, and the full criteria are set out in the Dubai Golden Visa requirements guide.

Its starting price of AED 1.98M ≈ USD 539K is AED 20K ≈ USD 5.4K below the AED 2M ≈ USD 545K property threshold, and the threshold is applied to the registered purchase value, not to the size, view or brand of the home. The 1 bedroom, at ≈ 755 - 1,417 sq ft (70 - 132 sq m), remains the lowest-cost way into the tower, but on its own it sits outside the property route to the 10-year residency. At Lyvia by Palace the lowest layout that clears the threshold alone is the 2 bedroom apartment from AED 2.92M ≈ USD 795K.

Yes, on value. The 3 bedroom townhouses start from AED 6.76M ≈ USD 1.84M for ≈ 3,238 - 3,245 sq ft (301 sq m), more than three times the AED 2M ≈ USD 545K threshold, so a single townhouse clears it with a wide margin, subject to the rules in force when the application is made. The townhouses sit at podium level within the same registered project as the tower apartments, are freehold and open to all nationalities, and follow the same Oqood-to-title-deed path, with handover scheduled for July 2029 (Q3 2029).

Off-plan applications are commonly supported by the Oqood registration that records the purchase with the Dubai Land Department, together with proof that the purchase meets the qualifying value and any paid-value conditions applied at the time of application; those conditions are updated from time to time. At Lyvia by Palace this route is open only to the 2 bedroom apartments, 3 bedroom apartments and 3 bedroom townhouses, since the 1 bedroom starts below the AED 2M ≈ USD 545K threshold. Buyers who prefer a simpler file can wait for the title deed at handover in July 2029 (Q3 2029). The off-plan route is explained in the off-plan property Golden Visa guide.

The plan is 10% on booking plus the 4% DLD registration fee, seven instalments of 10% from December 2025 to September 2028, and 20% in July 2029. On that launch schedule of record, cumulative payments reach 40% by October 2026, 50% by April 2027 and 80% by September 2028, and the fifth to eighth instalments are linked to 50%, 70%, 90% and 100% construction completion on dates the developer marks as estimated. The December 2025 and May 2026 instalments have already fallen due, so the amount paid at any point depends on the reservation date, and it is measured against the paid-value conditions in force when the application is filed.

Property financed with a mortgage from a bank operating in the UAE has commonly been accepted for the property route, usually with a letter from the lender, while the qualifying value and any amount-paid conditions are assessed under the rules in force at the time of application. At Lyvia by Palace, 80% of the price falls due during construction under the developer's payment plan and the final 20% in July 2029, so mortgage finance is most often considered at completion, on a finished home. The unit still has to be one of the qualifying layouts: the 2 bedroom apartment, the 3 bedroom apartment or the 3 bedroom townhouse.

Where a property is jointly owned, the share attributed to each owner is commonly assessed against the AED 2M ≈ USD 545K threshold, and arrangements between spouses may be treated under their own conditions at the time of application. At Lyvia by Palace starting prices, an equal two-way split of a 2 bedroom apartment gives each owner AED 1.46M ≈ USD 398K, below the threshold, while an equal split of a 3 bedroom apartment gives AED 2.06M ≈ USD 561K each and of a 3 bedroom townhouse AED 3.38M ≈ USD 920K each. The ownership shares recorded on the Oqood therefore matter as much as the unit chosen.

Property-based Golden Visa holders can commonly sponsor a spouse and children, with age and other conditions for children applied under the rules in force, and parents may also be sponsored where the applicable conditions are met. Dependants' residency generally follows the main holder's visa, so one qualifying unit at Lyvia by Palace, a 2 bedroom apartment or larger, can anchor a whole family file. The family provisions of the program are summarised in the Dubai Golden Visa benefits guide.

The property route currently grants a 10-year residency that can be renewed, with renewal commonly conditional on still holding qualifying property that meets the value threshold in force at that time. Selling the Lyvia by Palace unit, or holding a registered share below the threshold, can therefore affect the visa and its renewal. Because the tower is scheduled for handover in July 2029 (Q3 2029), an off-plan holder who applies during construction would normally reach the title deed well within the first 10-year term.

After booking, the sale is registered with the Dubai Land Department as Oqood, which converts to a title deed at handover. The application is then filed through the official Dubai residency channels with the ownership record and proof of the qualifying value and any amount paid, followed by a medical fitness test and Emirates ID biometrics before the residency is issued. Processing time depends on the authorities' requirements at the time and on the completeness of the file. Each stage is set out in the UAE Golden Visa application guide.

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. A 2 bedroom apartment, 3 bedroom apartment or 3 bedroom townhouse priced above the AED 2M ≈ USD 545K threshold makes the buyer eligible to apply, but approval depends on meeting all requirements in force at the time of application, including ownership verification and standard background checks. Construction status, from the 4.77% reading at the 17 March 2026 RERA inspection onward, is tracked on the Lyvia by Palace construction updates page.