Beyond Developments · Dubai Maritime City
Orise by Beyond Golden Visa
Residency From the Two Bedroom Tier Upward
The one bedroom apartments at Orise stop AED 80K ≈ USD 22K short of the AED 2M ≈ USD 545K Golden Visa threshold, while every tier above them clears it on a single purchase. See exactly where the line falls, how the 50/50 payment schedule shapes application timing, and what off-plan buyers need before handover in Q1 2028.
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Eligibility Snapshot
Orise by Beyond Golden Visa Facts
Orise is a 530-residence freehold development by Beyond Developments on the Dubai Maritime City peninsula, registered with the Dubai Land Department under project number 3425 on 4 December 2024, with construction under way since 28 February 2025 across a 57,849.63 sq m plot and recorded at 8.61% progress at the latest RERA inspection on 7 May 2026. The detail that matters for residency planning is where this price ladder crosses the line: one bedroom apartments open at AED 1.92M ≈ USD 523K, which lands AED 80K ≈ USD 22K under the AED 2M ≈ USD 545K minimum property investment applied under the UAE Golden Visa program, while two bedroom apartments from AED 2.95M ≈ USD 803K clear it on a single registered purchase, subject to the regulations in force when you apply. Handover is expected in Q1 2028, when Oqood registration converts to a title deed.
AED 2M ≈ USD 545K
AED 1.92M ≈ USD 523K
2 Bedroom Apartment
Freehold, open to all nationalities
Oqood now, Title Deed at Q1 2028 handover
Beyond
Data as of August 2026, based on Dubai Land Department project registration records and current Beyond Developments releases. Figures are updated quarterly.
Unit by Unit
Which Orise Residences Meet the AED 2M Threshold
The Golden Visa line rarely falls where a buyer expects it, and at Orise it lands between the first and second rung of the price ladder. One bedroom apartments are the only residences here that miss the AED 2M ≈ USD 545K minimum, and they miss it by AED 80K ≈ USD 22K. Everything from the two bedroom apartments upward clears the threshold on a single registered purchase, so the residency question at this address is really a question of where you enter the ladder rather than which tower or which outlook you prefer.
| Unit Type | Built-Up Area | Starting Price | Qualifies Alone |
|---|---|---|---|
| 1 Bedroom Apartments | 690 to 990 sq ft (64 to 92 sq m) | AED 1.92M ≈ USD 523K | No |
| 2 Bedroom Apartments | 1,254 to 1,422 sq ft (117 to 132 sq m) | AED 2.95M ≈ USD 803K | Yes |
| 3 Bedroom Apartments | 1,624 to 1,690 sq ft (151 to 157 sq m) | Quoted on request, above the 2 bedroom tier | Yes |
| 2 and 3 Bedroom Chalets | 2,023 to 2,475 sq ft average (188 to 230 sq m) | Quoted on request, above the 2 bedroom tier | Yes |
| Signature Collection, 3 and 4 Bedroom | 2,075 to 5,904 sq ft (193 to 549 sq m) | Quoted on request, above the 2 bedroom tier | Yes |
| 4 Bedroom Penthouses | 5,313 to 5,746 sq ft (494 to 534 sq m) | AED 20.85M ≈ USD 5.68M | Yes |
| Every tier from the two bedroom apartments upward qualifies individually. The one bedroom apartments sit below the threshold and would need to be combined with a second property. | |||
Why this matters: eligibility is assessed on the registered purchase value, not on the tier name. A one bedroom bought at AED 1.92M ≈ USD 523K does not reach the threshold alone, and buyers entering at that price point combine it with a second qualifying property to reach AED 2M ≈ USD 545K in total registered value. Where a tier is quoted on request, confirm the figure on your specific unit before planning an application around it.
Payment Plan and Timing
When Off-Plan Buyers at Orise Can Apply
Orise runs a 50/50 schedule set to fixed calendar dates rather than build milestones: 10% on booking plus the 4% DLD registration fee, a further 10% within one month of booking, then six instalments of 5% dated 1 August 2025, 1 December 2025, 1 June 2026, 1 December 2026, 1 June 2027 and 1 December 2027, with the remaining 50% due at completion. Off-plan applications are typically supported by Oqood registration, which the developer completes after booking, together with proof that the purchase meets the qualifying value and any payment conditions applied by the Dubai Land Department and residency authorities at the time you apply.
My read on the timing: a dated schedule is easier to plan an application around than a milestone schedule, because every instalment month is visible from the day you sign. The counterweight is that half the price is held back until completion, so the proportion paid during construction tops out at 50%. Buyers relocating families or opening UAE bank accounts usually want residency early and apply on the strength of the Oqood-registered contract once the applicable paid-value conditions are met. Investors with no urgency often prefer the simplest possible file: wait for Q1 2028, when the title deed is issued and the application rests on completed, registered ownership. Because requirements for off-plan applications are updated from time to time, confirm the current paid-value condition before submitting. One point specific to a dated schedule: several of the instalment dates above have already passed, so ask the developer how the elapsed instalments are settled on a new booking, since that determines how quickly your paid value builds.
VIP processing, zero service fee: for buyers who purchase through me, the full application service, document preparation, submission, and status follow-up, is included free. You pay only the official government fees published by the issuing authorities.
The Project
Two Towers Behind a Ten Year Residency Decision
A residency visa runs for ten years, and the residence that earns it should still make sense at the end of that term. The full Orise guide covers what your qualifying purchase actually buys: layouts, tower positions, amenities, and the peninsula around them.
Orise by Beyond at Dubai Maritime City, Paired Towers on One Podium
Orise by Beyond at Dubai Maritime City pairs 51 level and 32 level towers above a shared podium, holding 530 residences.
View the Orise by Beyond Project GuideGolden Visa Guides
Requirements, Process, and Benefits in Full
The rules of the Golden Visa program are the same for every Dubai property, so they live in the dedicated guides below rather than being repeated here.
Golden Visa Requirements: AED 2M in Real Estate Registered in Your Name
Golden Visa requirements for property investors: real estate worth at least AED 2M, ownership proof, mortgages, off-plan rules and documents.
Read the requirements guideApplying for the Golden Visa in Seven Steps, From Purchase to Approval
For a property investor, the seven steps run from the purchase to the visa, usually within weeks of ownership being confirmed.
Read the application guideGolden Visa Benefits: Residency, Family Sponsorship and Long Periods Abroad
Golden Visa benefits: residency without an employer, long periods abroad without losing status and the right to sponsor your family.
Read the benefits guideInsights
Project Insights for Orise by Beyond Golden Visa Buyers
A Golden Visa purchase at Orise rests on more than clearing the AED 2M ≈ USD 545K threshold. Buyers should track verified construction progress toward the title deed and confirm that every instalment lands in the protected escrow account. Review the resources below before you commit.
Orise Golden Visa Guide
This page: which Orise residences meet the AED 2M ≈ USD 545K threshold and when off-plan buyers can apply.
Orise by Beyond at Dubai Maritime City: Piling and Foundations Record
Orise by Beyond at Dubai Maritime City, a 530-residence twin-tower address on plot 460, logged 8.61% in May 2026.
View Orise by Beyond Construction Updates
Orise by Beyond at Dubai Maritime City: The Escrow on Record
Orise by Beyond at Dubai Maritime City registers 530 units as DLD project 3425, Emirates NBD escrow, 8.61% certified May 2026.
Verify the Orise by Beyond Escrow AccountStructure
Explore the Dubai Maritime City Structure Around Orise
A qualifying residence holds its value through the district around it. Compare Orise against the rest of the peninsula, read how Dubai Maritime City is phased across its districts, and review the Beyond Developments record before finalizing your Golden Visa purchase.
Dubai Maritime City: Waterfront Apartments and Branded Residences on the Northern Coastline
Dubai Maritime City lists 7 projects of waterfront apartments and branded residences in DP World's district, freehold for all nationalities.
See Dubai Maritime City Properties for Sale
Dubai Maritime City Community
Read the peninsula masterplan, its six districts, promenade access, and the phasing behind long-term residential demand at Orise.
Explore the Dubai Maritime City Community Guide
Beyond Developments: Omniyat's Design DNA on the Dubai Maritime City Waterfront
Beyond brings Omniyat's design DNA to waterfront communities in Dubai Maritime City and Palm Jumeirah, with every project along the coast.
View the Beyond Developments Developer ProfileFAQs
Orise by Beyond Golden Visa Frequently Asked Questions
Every tier from the two bedroom apartments upward. Two bedroom apartments start at AED 2.95M ≈ USD 803K and four bedroom penthouses at AED 20.85M ≈ USD 5.68M, with the three bedroom apartments, chalets and Signature Collection residences quoted on request above the two bedroom tier. One bedroom apartments at AED 1.92M ≈ USD 523K sit below the AED 2M ≈ USD 545K minimum and do not qualify alone. Full criteria are covered in the Golden Visa requirements guide.
Eligibility is assessed on the registered purchase value, and the one bedroom tier opens at AED 1.92M ≈ USD 523K, which is AED 80K ≈ USD 22K below the AED 2M ≈ USD 545K minimum property investment. Buyers who want residency attached to a purchase at that entry point either move up to the two bedroom tier or combine the apartment with a second qualifying property so the total registered value clears the threshold.
Off-plan applications are typically supported by Oqood registration and proof that the purchase meets the qualifying value and any paid-value conditions applied at the time of application. Buyers who prefer a simpler file can wait for the title deed at handover in Q1 2028. The process is explained step by step in the off-plan Golden Visa guide.
The schedule is 10% on booking plus the 4% DLD fee, a further 10% within one month of booking, six instalments of 5% on fixed calendar dates through December 2027, and the remaining 50% at completion. Because half the price is only paid at completion, the proportion settled during construction tops out at 50%, so buyers planning an early application should confirm the paid-value condition applied at the time they submit.
They are positioned above the two bedroom apartments on the price ladder and are quoted on request rather than at a published starting price. Because eligibility rests on the registered purchase value rather than the tier name, the quoted figure for a specific chalet or Signature Collection residence should be checked against the AED 2M ≈ USD 545K threshold before an application is planned around it.
Yes. Orise is freehold and open to all nationalities, with full ownership registered at the Dubai Land Department, which is a requirement for property-based Golden Visa eligibility. Buyer payments are held in a DLD-registered escrow account, detailed on the Orise escrow account page.
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 qualifying purchase makes you eligible to apply, but approval depends on satisfying all requirements in force at the time of application, including ownership verification and standard background checks. Construction status can be checked at any time on the Orise construction updates page.
Your Advisor
Tohid Fetrat
Independent of the developer: I work for the buyer, and my only job on this page is making sure the property you buy actually qualifies before you commit, with the VIP visa application service included free for my buyers. Client identities and transactions are never published or referenced. Message or call me directly: you will always reach me personally, never a call center or sales team.
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