Nad Al Sheba Gardens Phase 12 Golden Visa

Both of them. The 4 Bedroom villa is priced at AED 13.69M ≈ USD 3.73M and the 5 Bedroom villa at AED 15.18M ≈ USD 4.13M, so each type clears the AED 2M ≈ USD 545K property value threshold on its own, with no second property needed. Eligibility is assessed on the purchase value registered for the specific villa, under the regulations in force at the time of application. The full criteria are set out in the Dubai Golden Visa requirements guide.

The 4 Bedroom villa, at AED 13.69M ≈ USD 3.73M for 4,795.31 sq ft (445.50 sq m), is the lower-priced of the two Phase 12 villa types and the entry point for a residency purchase in the phase. Its price sits about AED 11.69M ≈ USD 3.18M above the AED 2M ≈ USD 545K threshold. What counts for an application is the value registered with the Dubai Land Department for that villa, and the decision on the application is made by the Federal Authority for Identity, Citizenship, Customs and Port Security.

Yes, an off-plan purchase can support an application before completion. The file usually rests on the Oqood registration the Dubai Land Department issues after purchase, alongside proof that the villa reaches the qualifying value and meets any paid-amount condition current on the filing date. A buyer who would rather apply on completed ownership can hold off until the title deed is issued at the Q3 2029 handover. The off-plan route is explained in the off-plan property Golden Visa guide.

The plan quoted for Nad Al Sheba Gardens Phase 12 is indicative: 20% on booking, 60% across the construction period and the remaining 20% on completion, due at the Q3 2029 handover. That outline is not the official Meraas schedule; the binding payment terms come from Meraas in the reservation form and the SPA, and those terms govern, including the number and dates of the construction instalments. Timing depends on the plan because an application filed before handover generally relies on the amount already paid meeting the paid-value condition the residency authorities apply on the filing date, so the instalment dates in the buyer's own SPA, rather than this outline, decide how early an application becomes possible. Separately, the 4% DLD registration fee is paid at booking to the Dubai Land Department and sits outside the villa price.

Mortgaged property can be accepted on the property route, commonly subject to a letter from the lending bank and to conditions on the property value or the amount already paid, as set by the authorities at the time of application. Finance on an off-plan villa before handover depends on individual lender terms, so a buyer planning to finance a Phase 12 villa should confirm both the lending offer and the current mortgage rules for the visa before reserving.

Joint ownership is commonly accepted, with each owner's share of the registered value generally needing to reach AED 2M ≈ USD 545K for that owner to qualify, subject to the rules in force at the time of application. On the 4 Bedroom price of AED 13.69M ≈ USD 3.73M, an equal two-way split gives each owner a share of about AED 6.85M ≈ USD 1.86M, well above that level. Ownership between spouses can be assessed differently, so the structure is best settled before the SPA is signed.

The property route generally lets the investor sponsor a spouse and children, and in many cases parents, under the conditions in force at the time of application, with each family member receiving a residency visa of their own. One qualifying Phase 12 villa can therefore support a single family file rather than one investment per person. Who can be included, and on what terms, is covered in the Dubai Golden Visa benefits guide.

The program currently grants a 10-year residency visa that is renewable, provided the qualifying conditions are still met at renewal, which on the property route generally means continuing to own property that satisfies the value threshold. Selling the Phase 12 villa without holding another qualifying property can therefore affect renewal. These terms are set by the authorities and can change, so the rules in force at the time of renewal apply.

The sequence typically runs from the purchase and its Oqood registration at the Dubai Land Department, to the documents confirming the registered value of the villa, the application to the residency authorities, a medical test and biometrics, and finally the residency visa and Emirates ID. Before the Q3 2029 handover the file rests on the Oqood contract; after it, on the title deed. Each step is explained in the UAE Golden Visa application guide.

Not for buyers who purchase a Phase 12 villa through Tohid Fetrat: the VIP application service, which takes care of preparing the documents, filing the application and tracking its progress, is provided free. Government fees still apply, payable at the rates the issuing authorities publish when the application is made.

It is a long-term residency visa, not citizenship or a passport. Buying the villa makes the owner eligible to apply rather than securing approval, which turns on meeting every requirement current on the filing date, background and security checks among them. Nor does it change the build timeline or the purchase terms; progress toward the Q3 2029 handover is followed on the Nad Al Sheba Gardens Phase 12 construction updates page.