Emaar · Dubai Hills Estate
Palace Residences at Dubai Hills Estate Golden Visa
The AED 2M Line Runs Through This Price List
One bedroom apartments at Palace Residences open below the AED 2M ≈ USD 545K Golden Visa threshold, while every 2 and 3 bedroom release clears it on a single title. See exactly where the line falls, what the 80/20 payment plan means for application timing, and what off-plan buyers need before handover in Q3 2028.
Free VIP Golden Visa processing for my buyers: you pay only the government fees.
Direct advisor access. Every message answered personally, never by a call center.
Eligibility Snapshot
Palace Residences at Dubai Hills Estate Golden Visa Facts
Palace Residences is a 962-home freehold development by Emaar set across three towers of 21 to 23 floors in Dubai Hills Estate, registered with the Dubai Land Department under project number 2884 on 28 December 2023 to Dubai Hills Estate L.L.C, developer number 984, with construction under way since 30 March 2024 on a 94,252.08 sq m and certified at 50.72% progress at the RERA inspection of 16 June 2026. What decides residency planning here is where the price list crosses the line: 1 bedroom apartments open at AED 1.76M ≈ USD 480K, below the AED 2M ≈ USD 545K minimum property investment applied under the UAE Golden Visa program, while 2 bedroom apartments from AED 2.59M ≈ USD 705K, 3 bedroom apartments from AED 3.58M ≈ USD 975K and 3 bedroom townhouses from AED 6.26M ≈ USD 1.70M each clear it on a single title, subject to the regulations in force when you apply. Handover is expected in Q3 2028, when Oqood registration converts to a title deed.
AED 2M ≈ USD 545K
AED 1.76M ≈ USD 479K
2 Bedroom Apartment, from AED 2.59M ≈ USD 705K
Freehold, open to all nationalities
Oqood now, Title Deed at Q3 2028 handover
Emaar Properties
Data as of July 2026, based on Dubai Land Department project registration records, the RERA progress inspection of 16 June 2026, and current Emaar releases. Figures are updated quarterly.
Unit by Unit
Which Palace Residences Units Meet the AED 2M Threshold
The AED 2M ≈ USD 545K line does not sit under this price list, it runs through it. That makes the typology choice at Palace Residences a residency decision as much as a layout decision: the entry level 1 bedroom is the one tier that cannot carry an application on its own, and every tier above it can. Availability matters just as much as price here. Two units were listed as remaining at the time of this update in July 2026, so which typology is still on the shelf is what actually decides whether a single-title purchase in this project can support a Golden Visa file at all.
| Unit Type | Built-Up Area | Starting Price | Qualifies Alone |
|---|---|---|---|
| 1 Bedroom Apartment | 738 to 920 sq ft (69 to 85 sq m) | AED 1.76M ≈ USD 480K | No |
| 2 Bedroom Apartment | 1,106 to 1,515 sq ft (103 to 141 sq m) | AED 2.59M ≈ USD 705K | Yes |
| 3 Bedroom Apartment | 1,466 to 1,959 sq ft (136 to 182 sq m) | AED 3.58M ≈ USD 975K | Yes |
| 3 Bedroom Townhouse | 2,294 to 2,303 sq ft (213 to 214 sq m) | AED 6.26M ≈ USD 1.70M | Yes |
| One bedroom apartments start below the threshold and do not qualify on their own. Every 2 bedroom apartment, 3 bedroom apartment and 3 bedroom townhouse release clears it individually. | |||
Why this matters: eligibility is assessed on the registered purchase value of your unit, not on the headline price of the tier. A 2 bedroom apartment contracted at AED 2.59M ≈ USD 705K sits above the line from the moment the purchase is registered, while a 1 bedroom at AED 1.76M ≈ USD 480K does not, and buyers set on the smaller layout generally look at combining properties to reach the qualifying total under the rules in force at the time. Confirm the contract value on your specific unit before applying.
Payment Plan and Timing
When Off-Plan Buyers at Palace Residences Can Apply
Palace Residences sells on Emaar's 80/20 plan: 10% on booking plus the 4% DLD fee, seven further installments of 10% across the construction period, and a closing 20% on construction completion. The later installments are milestone linked rather than purely calendar linked, falling due at 20%, 40%, 60%, 80% and 100% construction completion. Off-plan applications are typically supported by Oqood registration, which Emaar 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: at 50.72% certified progress the 20% and 40% milestones are already behind this project, and the 60% installment is the next one on the schedule. A buyer entering at this stage settles the elapsed part of the plan at purchase rather than paying it down over four years, so the paid share on a Palace Residences file starts high instead of building slowly, and the real question becomes whether you want residency before or after the title deed. Buyers relocating families or opening UAE bank accounts usually apply on the strength of the Oqood-registered contract once the applicable paid-value conditions are met. Investors without that urgency often prefer the simplest possible file: wait for the Q3 2028 handover, 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.
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
A Park-Facing Address Built to Outlast a Ten-Year Residency
A residency visa runs for ten years, and the apartment that earns it should still make sense at the end of that term. The full Palace Residences guide covers what your qualifying purchase actually buys: layouts, current pricing, amenities, and the Dubai Hills Estate masterplan around it.
Palace Residences at Dubai Hills Estate: Three Mid-Rise Branded Towers
Palace Residences at Dubai Hills Estate brings the Palace name to three mid-rise towers, with access to Dubai Hills Park.
View the Palace Residences 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 Palace Residences Buyers
A Golden Visa purchase at Palace Residences rests on more than the AED 2M threshold. Buyers should track certified construction progress toward the title deed and confirm that every installment lands in the DLD-registered escrow account. Explore the resources below before you commit.
Palace Residences Golden Visa Guide
This page: which Palace Residences units meet the AED 2M threshold and when off-plan buyers can apply.
Palace Residences at Dubai Hills Estate: Three-Building Progress Record
Palace Residences at Dubai Hills Estate climbed from 36.8% in February to 50.72% in June 2026 across Emaar's 962 homes.
View Palace Residences Construction Updates
Palace Residences at Dubai Hills Estate: Mashreq-Held Escrow for 962 Homes
Mashreq holds escrow for Palace Residences at Dubai Hills Estate, DLD project 2884 of 962 units, certified 50.72% in June 2026.
Verify the Palace Residences Escrow AccountStructure
Explore the Dubai Hills Estate Structure
A qualifying apartment holds its value through the community around it. Compare Palace Residences against the wider Dubai Hills Estate market, understand the masterplan behind long-term demand, and review Emaar's delivery record before finalizing your Golden Visa purchase.
Dubai Hills Estate Properties for Sale
Browse apartments, townhouses and villas across Dubai Hills Estate, compare communities and prices, and see which clear the Golden Visa threshold.
See Dubai Hills Estate Properties for Sale
Dubai Hills Estate Community
Discover the masterplan, the 18-hole championship golf course, Dubai Hills Park and Dubai Hills Mall behind the long-term value of a Palace Residences address.
Explore the Dubai Hills Estate Community
Emaar Properties: Burj Khalifa, Downtown Dubai and Twenty Master Communities
Emaar, founded in 1997, built Burj Khalifa and Downtown Dubai and has delivered over 85,000 homes across twenty master communities.
View the Emaar Properties Developer ProfileFAQs
Palace Residences at Dubai Hills Estate Golden Visa Frequently Asked Questions
2 bedroom apartments from AED 2.59M ≈ USD 705K, 3 bedroom apartments from AED 3.58M ≈ USD 975K and 3 bedroom townhouses from AED 6.26M ≈ USD 1.70M all clear the AED 2M ≈ USD 545K minimum on a single title. 1 bedroom apartments, starting at AED 1.76M ≈ USD 480K, sit below the threshold and do not qualify on their own. Full criteria are covered in the Golden Visa requirements guide.
No. At a starting price of AED 1.76M ≈ USD 480K they fall short of the AED 2M ≈ USD 545K minimum property investment, so a single 1 bedroom purchase does not support an application by itself. Buyers at that price point generally look at combining properties to reach the qualifying total, subject to the rules in force at the time of application.
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 Q3 2028. The process is explained step by step in the off-plan Golden Visa guide.
The plan is 10% on booking plus the 4% DLD fee, seven installments of 10% during construction, and 20% on construction completion, with the later installments tied to the 20%, 40%, 60%, 80% and 100% completion milestones. With progress certified at 50.72% on 16 June 2026, a buyer entering at this stage settles the elapsed installments at purchase, which moves the paid share forward and usually brings the commonly applied paid-value conditions within reach well before handover.
Yes. Palace Residences sits in the Hadaeq Sheikh Mohammed Bin Rashid freehold zone and is open to all nationalities, with ownership registered at the Dubai Land Department, which is a requirement for property-based Golden Visa eligibility. Buyer payments are protected through a DLD-registered escrow account with Mashreq Bank, detailed on the Palace Residences 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.
The property route currently carries a 10-year residency term that is renewable while the qualifying investment is maintained, with family sponsorship available under the criteria in force at the time of application. What the visa does and does not cover is set out in the Golden Visa benefits guide.
No. The 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. Certified construction status can be checked at any time on the Palace Residences 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.
Ask your question, get your answer. No obligation and no follow-up unless you ask for it.