Are you wondering, “Can I combine two properties to reach the AED 2 million for a Golden Visa?” This is a critical question for investors looking to secure long-term residency in the UAE through real estate. Here, we clarify the latest rules, guide you through requirements, and help you make informed decisions—especially if a single property doesn’t meet the threshold.
Understanding the UAE Golden Visa for Property Investors
The UAE Golden Visa program has become a major attraction for high-net-worth individuals worldwide. Granting a renewable 10-year residency to qualifying property investors, this initiative supports long-term living, business operations, and family sponsorship—all crucial for those seeking to establish deeper roots in fast-paced cities like Dubai.
Introduced enhancements in 2024 have boosted Dubai’s real estate appeal, drawing investors from Europe, Russia, China, and beyond. The core eligibility criteria focus on real estate ownership with a minimum property value of AED 2 million. Alongside security, the Golden Visa offers holders access to local banking, expanded business opportunities, and enhanced global mobility.
Can Multiple Properties Be Combined for the AED 2 Million Threshold?
Yes, investors may combine two or more properties to achieve the AED 2 million value required for the UAE Golden Visa. This rule supports individuals who diversify across multiple units or purchase lower-priced assets that, when totaled, meet the threshold. It’s a practical solution for buyers who want flexibility in their investment approach or wish to hold different types of properties in key Dubai neighborhoods.
However, there are crucial stipulations. Only completed, ready properties with issued title deeds (Oqood documents generally do not qualify) can be combined in your application. Properties can be located within freehold zones across Dubai, but all must be in the applicant’s name only (not company or joint ownership, except between spouses with valid proof). Combining off-plan units or properties financed with high mortgages may present challenges, as only the paid-up capital is considered.
Key Requirements for Combining Properties: What You Need to Know
To use combined properties for your Golden Visa application in Dubai:
– Both (or all) properties must be residential and completed, with original title deeds.
– The total combined property value must reach or exceed AED 2 million based on Dubai Land Department records.
– Properties must be fully paid or, if financed, a minimum of AED 2 million in paid equity is required; mortgage balances cannot be included.
– All properties must be in your name (or jointly with a spouse—additional papers needed).
– Properties need to be located within Dubai; combining assets from Abu Dhabi or other emirates typically is not allowed under a single Dubai-based application.
– Only Freehold properties or certain leasehold (with a minimum 20-year term) units qualify; off-plan properties or those under construction are not considered until completion.
These requirements offer strategic flexibility—allowing investors to build a diversified property portfolio while still securing Golden Visa benefits.
Navigating Property Types and Locations: Freehold vs. Off-Plan, Single vs. Multiple Emirates
Dubai is home to various property types and locales, each with implications for Golden Visa eligibility. Freehold properties—common in neighborhoods like Business Bay, Jumeirah Village Circle, and Al Barsha—offer full ownership and are favored for visa applications. Leasehold units, depending on their terms, may also qualify.
Combining properties from different emirates requires separate visa applications, as the property value must meet the AED 2 million minimum in a single emirate. For example, you cannot combine a Dubai studio with an Abu Dhabi flat for this purpose. Importantly, only ready, handed-over properties count—off-plan units, even from reputable developers, must be completed and generate a title deed before they’re eligible.
The Application Process for a Golden Visa with Combined Properties
The application process is methodical yet straightforward:
1. Collect all original title deeds for your Dubai properties.
2. Secure NOCs from banks if properties are mortgaged, showing AED 2 million or more paid.
3. Obtain updated evaluation certificates from the Dubai Land Department.
4. Apply via the Dubai Land Department’s preferred platforms or a trusted developer partner, submitting identification, title deeds, marriage certificates (if jointly owned with a spouse), and payment proof.
5. Undergo application and background checks—processing usually concludes within weeks for qualifying applicants.
Example: Combining Two Apartments in Dubai
Suppose you own one fully paid studio apartment in Jumeirah Village Triangle valued at AED 900,000 and a one-bedroom unit in Business Bay worth AED 1,150,000. Both are completed, with title deeds in your name. The total is AED 2,050,000—making you eligible, pending all other criteria.
Maximizing Your Investment: Danube Properties & Golden Visa Opportunities
Major developers, including Danube Properties, are responding to this demand by offering flexible payment plans and access to completed assets tailored for Golden Visa investors. Their projects often sit in prime neighborhoods with high growth potential, ensuring both capital appreciation and visa eligibility. By choosing recognized developments with established handover records, investors can maximize both investment returns and residency benefits.
Frequently Asked Questions About Golden Visas and Combined Properties
Q: Can properties under construction be included?
A: No, only completed and handed-over properties with title deeds count.
Q: What if I own properties in different emirates?
A: You must apply separately in each emirate, as you cannot combine properties across emirates for a single application.
Q: Can jointly owned properties with my spouse count?
A: Yes, with valid marriage documentation.
Conclusion
To answer the core query: Yes, you can combine two (or more) properties to reach the AED 2 million minimum required for the UAE Golden Visa – provided they are completed, in your name, and located within the same emirate. As Dubai’s property market expands, this flexible pathway allows more investors to secure long-term residency and benefit from one of the world’s premier investment destinations. Contact Danube Properties to learn more about eligible offerings and streamlined Golden Visa support.
