Nad Al Sheba Gardens Phase 11 Golden Visa

All three listed home types start above it. 3 Bedroom Townhouses start at AED 6.15M ≈ USD 1.67M, 4 Bedroom Villas at AED 13.55M ≈ USD 3.69M and 5 Bedroom Villas at AED 15.03M ≈ USD 4.09M, so each starting price is above the AED 2M ≈ USD 545K threshold on its own. Eligibility is still decided by the UAE authorities on the registered purchase value of the specific home, so the contract value is the figure to check before applying. The full criteria sit in the Dubai Golden Visa requirements guide.

The 3 Bedroom Townhouses are the entry point, from AED 6.15M ≈ USD 1.67M for 3,248 - 3,292 sq ft (301.78 - 305.81 sq m), and they are the lowest-priced home type above AED 2M ≈ USD 545K. Because eligibility is assessed on the value registered with the Dubai Land Department, the price written into the SPA and the Oqood is the one the authorities look at, not the advertised starting price.

Meraas publishes a dated plan: 20% on booking plus the 4% DLD registration fee, which is paid to the Dubai Land Department, then seven instalments from April 2026 to October 2028 totalling 60%, and the final 20% on handover in June 2029. Instalment dates that have already passed are settled at booking, and the SPA confirms each buyer's own schedule. Off-plan applications commonly depend on a paid-value condition that the authorities set and update from time to time, so the moment a buyer meets it depends on the condition in force when applying, not on a fixed calendar date.

In many cases, yes. An off-plan file normally rests on two things: the Oqood registration Meraas completes after booking, and proof that the registered price and the amount already paid satisfy the conditions applied on the day of submission. Buyers who would rather keep the file simple can hold off until handover, expected in June 2029, and apply on the title deed instead. Both routes are compared in the off-plan property Golden Visa guide.

Purchases financed with a mortgage are generally considered, usually with a letter from the lending bank, but how the financed share is treated is set by the authorities and updated from time to time. With the entry price at AED 6.15M ≈ USD 1.67M, the registered value is well clear of AED 2M ≈ USD 545K; the point to confirm is how much of it must already be paid under the rules in force when applying.

Joint ownership is commonly assessed on each owner's share of the registered value, so each applicant's portion generally needs to reach AED 2M ≈ USD 545K under the conditions in force at the time of application. As simple arithmetic, a 3 Bedroom Townhouse registered at AED 6.15M ≈ USD 1.67M split equally between two owners gives each a share of about AED 3.08M ≈ USD 837K, but the authorities confirm how a specific title deed or Oqood is treated.

The UAE Golden Visa generally allows the holder to sponsor a spouse and children, and other eligible dependants as the rules allow, under the conditions in force at the time of application. Sponsorship works the same way whether the qualifying home is a 3 Bedroom Townhouse or a 5 Bedroom Villa. The Dubai Golden Visa benefits guide explains who can be included.

The program's current term is 10 years and renewable, provided the qualifying property is still owned and the requirements in force at renewal are met. Selling the home, or reducing the registered holding below AED 2M ≈ USD 545K, would affect eligibility to renew.

The usual sequence is booking and SPA signing, Oqood registration with the Dubai Land Department, the residency application with supporting property documents, then the medical test and Emirates ID biometrics. Timing depends on when the Oqood is issued and on processing times at the authorities when the file is submitted, so it is planned step by step rather than to a fixed number of weeks. The UAE Golden Visa application guide sets out each stage.

No. The VIP application service is free for anyone who buys through this advisory, covering the paperwork, the filing and follow-up until a decision is issued. Government fees remain payable at the rates the issuing authorities set when the application is made.

It provides long-term residency, not citizenship, and approval is never automatic: each application is assessed against the requirements in force, including identity and background checks. It also leaves the purchase unchanged, so the instalments in the Meraas SPA continue as scheduled and the title deed still follows handover in June 2029. Progress toward that handover is tracked on the Nad Al Sheba Gardens Phase 11 construction updates page.