Emaar · The Oasis
Palace Villas Ostra Golden Visa
Residency Cleared Many Times Over by a Single Villa
Every villa at Palace Villas Ostra starts more than six times above the AED 2M ≈ USD 545K Golden Visa threshold, so eligibility is settled before you pick a layout. See how the 80/20 plan sets your application window, and what off-plan buyers need before handover in Q3 2029.
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 Villas Ostra Golden Visa Facts
Palace Villas Ostra is a 526-villa freehold community by Emaar inside The Oasis, registered with the Dubai Land Department under project number 3581 on 6 March 2025, built on plot 2307 in Me'Aisem Second across 533,490.87 sq m, with construction under way since 5 August 2025 and recorded at 6.54% progress at the RERA inspection of 20 July 2026. The residency arithmetic here is unusually short: the entry 4 bedroom villa starts at AED 13.13M ≈ USD 3.58M, more than six times the AED 2M ≈ USD 545K minimum property investment applied under the UAE Golden Visa program, subject to the regulations in force when you apply. No tier sits anywhere near the line, so eligibility is settled before you compare layouts and the live decision becomes when to file rather than what to buy. Handover is expected in Q3 2029, when Oqood registration converts to a title deed.
AED 2M ≈ USD 545K
AED 13.13M ≈ USD 3.58M
4 Bedroom Villa
Freehold, open to all nationalities
Oqood now, Title Deed at Q3 2029 handover
Emaar Properties
Data as of August 2026, based on Dubai Land Department project registration records, the RERA Independent Progress Monitoring Report dated 20 July 2026, and current Emaar releases. Figures are updated quarterly.
Villa by Villa
Which Palace Villas Ostra Villas Meet the AED 2M Threshold
At most Dubai projects this section does real work, because the AED 2M ≈ USD 545K line runs somewhere through the price list and the tier a family wants is not always the tier that earns residency. Ostra is the opposite case. The smallest villa in the collection is priced at more than six times the threshold, so eligibility never enters the tier comparison at all: the choice between 4, 5 and 6 bedroom layouts comes down to built-up area, plot size and architectural style, with the visa outcome identical either way.
| Villa Type | Average Built-Up Area | Starting Price | Qualifies Alone |
|---|---|---|---|
| 4 Bedroom Villa | 7,287 sq ft (677 sq m) | AED 13.13M ≈ USD 3.58M | Yes |
| 5 Bedroom Villa | 9,523 sq ft (885 sq m) | AED 14.56M ≈ USD 3.96M | Yes |
| 6 Bedroom Villa | 12,859 sq ft (1,195 sq m) | AED 24.05M ≈ USD 6.55M | Yes |
| All three tiers clear the threshold individually, the lowest by a factor of more than six. No tier sits below the line and no combining of properties applies. | |||
Why this matters: eligibility is assessed on the registered purchase value, not on bedroom count or plot size, so a 4 bedroom villa at AED 13.13M ≈ USD 3.58M carries exactly the same qualifying status as a 6 bedroom at AED 24.05M ≈ USD 6.55M. The only figure worth checking is the one on your own contract: a secondary market purchase registered below AED 2M ≈ USD 545K would not qualify alone, whatever the launch price list said.
Payment Plan and Timing
When Off-Plan Buyers at Palace Villas Ostra Can Apply
Ostra sells on Emaar's 80/20 plan: 10% on booking, seven further instalments of 10% each, and 20% at completion, alongside the standard 4% Dubai Land Department registration fee. The schedule splits in two ways worth understanding before you plan an application. The first three instalments were fixed to calendar dates in June 2025, January 2026 and July 2026. The remaining five are released against verified construction milestones at 20%, 40%, 60%, 80% and 100% completion, running to September 2029. Buyers entering after the dated instalments have elapsed should confirm the catch-up arrangement written into their own contract, because it changes how much is paid at booking.
My read on the timing: with the project recorded at 6.54% progress on 20 July 2026, almost all of the milestone instalments still lie ahead, and that shapes both routes. 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. At this price band those conditions are cleared early in cash terms: 20% of the entry villa is AED 2.63M ≈ USD 715K, already above the AED 2M ≈ USD 545K line, which is why the paid-value question that stalls applications elsewhere rarely binds here. Buyers relocating families or opening UAE bank accounts usually apply during construction on that basis. Investors with no urgency often prefer the simplest possible file and wait for handover in Q3 2029, 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
What a Palace-Branded Villa Buys Beyond the Residency
A residency visa runs ten years, and at this price band the villa is by far the larger decision of the two. The full Palace Villas Ostra guide covers what your qualifying purchase actually buys: the three architectural styles, layouts, current pricing, and The Oasis masterplan around it.
Palace Villas Ostra, Palace-Branded Lagoon Villas at The Oasis
Palace Villas Ostra is Emaar's Palace-branded enclave of 526 stand-alone villas around a swimmable lagoon, urban canals and a clubhouse.
View the Palace Villas Ostra 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 Villas Ostra Buyers
A Golden Visa purchase at Ostra rests on more than clearing the AED 2M ≈ USD 545K threshold. With handover four years out, buyers should track verified construction progress toward the title deed and confirm that every instalment lands in the project's DLD-registered escrow account. Explore the resources below before you commit.
Palace Villas Ostra Golden Visa Guide
This page: how every Ostra villa clears the AED 2M ≈ USD 545K threshold and when off-plan buyers can apply.
Palace Villas Ostra at The Oasis: Branded Villa Construction Updates
Palace Villas Ostra, Emaar's Palace-branded enclave of 526 stand-alone villas inside The Oasis, logged 6.54% in July 2026.
View Palace Villas Ostra Construction Updates
Palace Villas Ostra Escrow: Emaar's Branded Villas at The Oasis
Palace Villas Ostra escrows 526 units with First Abu Dhabi Bank under DLD project 3581, certified 6.54% in July 2026.
Verify the Palace Villas Ostra Escrow AccountStructure
Explore The Oasis Structure
A qualifying villa holds its value through the community around it. Compare Ostra against the other phases of The Oasis, understand the masterplan driving long-term demand, and review Emaar's delivery record before you finalize a Golden Visa purchase.
The Oasis Villas for Sale
Browse villas across The Oasis, compare phases and starting prices, and see how each sits against the Golden Visa threshold.
See The Oasis Villas for Sale
The Oasis by Emaar: Lagoon Villas and Mansions in Dubailand
The Oasis holds about 3,100 villas and mansions in Dubailand, with more than 40 percent of its land given to lagoons.
Explore The Oasis by Emaar 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 Villas Ostra Golden Visa Frequently Asked Questions
All three. 4 bedroom villas start at AED 13.13M ≈ USD 3.58M, 5 bedroom villas at AED 14.56M ≈ USD 3.96M, and 6 bedroom villas at AED 24.05M ≈ USD 6.55M, so the entry tier already sits more than six times above the AED 2M ≈ USD 545K minimum and no tier falls below it. Eligibility is assessed on the registered purchase value of the individual property, so the contract value on a specific villa should still be confirmed before an application. Full criteria are covered in the Golden Visa requirements guide.
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 the simplest possible file can wait for the title deed, issued at handover in Q3 2029. The process is explained step by step in the off-plan Golden Visa guide.
The plan is 10% on booking, seven further instalments of 10% each, and 20% at completion, alongside the standard 4% Dubai Land Department registration fee. The first three instalments were fixed to calendar dates in June 2025, January 2026 and July 2026, while the remaining five are released against verified construction milestones at 20%, 40%, 60%, 80% and 100% completion. Because of the price band, 20% of the entry villa amounts to AED 2.63M ≈ USD 715K in cash paid, above the AED 2M ≈ USD 545K line, so commonly applied paid-value conditions are reached early in the schedule rather than near completion.
Yes. Palace Villas Ostra is freehold and 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 held with First Abu Dhabi Bank, detailed on the Palace Villas Ostra escrow account page.
No. The project was recorded at 6.54% progress at the RERA inspection of 20 July 2026, and construction stage does not change the qualifying value of a purchase, which rests on the registered contract. Construction stage matters instead for timing: an early-stage project means more of the instalment schedule, and more of the wait for a title deed, still lies ahead. Verified progress figures are published on the Palace Villas Ostra construction updates 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. The purchase makes an applicant eligible to apply, but approval depends on satisfying all requirements in force at the time of application, including ownership verification and standard background checks. The benefits and the 10-year renewable term of the current program are set out in the Golden Visa benefits guide.
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.