Golden Visa for Jointly Owned Property in Dubai | Complete Guide

Key Fact: Individuals who own jointly owned properties in Dubai have the ability to obtain a 10-year residency permit through the Golden Visa for Jointly Owned Property in Dubai, as long as each person’s registered equity share exceeds AED 2 million.

Introduction

Is it possible for two individuals who purchase property in Dubai jointly to obtain a 10-year Golden Visa? Yes, it is possible if the total valuation of each person’s ownership share meets the criteria outlined by the AED 2 million minimum.

UAE long-term residency visa provides much-needed stability for real estate investors. Yet, obtaining a Golden Visa for Jointly Owned Property in Dubai involves additional checks to be performed. Authorities consider each person’s equity share and not the total cost of a property in order to determine their eligibility for the visa program.

It is important to know the method of share calculation, how spousal provision applies, as well as the documentation requirements before applying for the visa.

Can You Get a Golden Visa for Jointly Owned Property in Dubai?

Yes, there will be a possibility for you to qualify for the residency visa through the Golden Visa for Jointly Owned Property, if you are able to fulfill the conditions set out by the Dubai Land Department (DLD). However, a joint title deed will not qualify every listed owner for residency automatically.

Understanding the AED 2 Million Golden Visa Requirement

For obtaining the 10-year property Golden Visa, the total value of the valid real estate owned by the applicant needs to be at least AED 2 million. In case of joint ownership, the DLD determines the amount of value that is attributed to each investor depending on his or her respective percentage share listed in the title deed. This requirement can be proven by purchase agreements or DLD valuation certificates.

Does Joint Ownership Automatically Qualify Both Applicants?

Not necessarily. Though married couples have their own particular exemptions, enabling them to aggregate their investments together, unrelated co-owners such as business partners or friends have to qualify individually and should satisfy the AED 2 million requirement separately.

Golden Visa Eligibility for Joint Property Owners: Minimum Investment and Share Calculation

Determining the suitability of someone for obtaining a Golden Visa for Jointly-Owned Property in Dubai is done through proportions derived from the deed of title registration. The following are typical ownership cases that show how share valuations work.

AED 4 Million Property With a 50/50 Ownership Split

Where the total value of jointly owned property is AED 4 million, split in equal parts, the value of each individual ownership is AED 2 million. In this case, the two co-owners will satisfy the individual threshold requirement and be eligible for the issuance of a 10-year residence visa.

AED 3 Million Property With a 50/50 Ownership Split

Where two co-owners have equal shares in property worth AED 3 million, each share will be worth AED 1.5 million. In this case, since none of the parties owns individually an asset worth AED 2 million, then none of them meets the individual threshold requirement.

AED 3 Million Property With a 70/30 Ownership Split

In an unequal ownership split on an AED 3 million property:

• The 70% owner holds a share valued at AED 2.1 million, satisfying the AED 2 million requirement.
• The 30% owner holds a share worth AED 900,000, which falls below the threshold, making them ineligible through this property share alone.

Can Two Co-Owners Combine Their Shares to Qualify?

If two co-owners who do not have any relation to each other fail to individually meet the AED 2 million requirement, then they cannot combine their ownership percentage into one to qualify just one person as a primary applicant.

Golden Visa Rules for Married Couples and Other Co-Owners

The legal connection between co-owners plays a key role in deciding whether or not they qualify for a Golden Visa for Jointly-Owned Property in Dubai.

Golden Visa Rules for Husband and Wife

Married couples benefit from spousal provisions under DLD regulations:

• Combined Ownership: Where both husband and wife own a property that is valued at AED 2 million or above, they are allowed to combine the investment value regardless of the individual ownership, which could be half on an investment of AED 2 million, making AED 1 million individually.
• Sponsorship Framework: One individual applies as the main Golden Visa holder and then sponsors the other spouse and dependents for long-term visas.
• Documentation: An attested marriage certificate must be provided in the application process for the spousal Golden Visa.

Golden Visa for Siblings, Friends, and Business Partners

There are no spousal pooling provisions available for siblings, business partners, and friends. The non-spousal co-owners are considered independent investors. One’s ability to get a visa as a co-owner does not make them a visa sponsor for business partners or friends.

What Changed Under Updated Joint Property Rules?

Procedural guidelines have been put in place for joint property via the DLD Cube service center. The investors have the chance to aggregate fractions across multiple title deeds in their name in freehold zones and attain the threshold of AED 2 million.

Can You Apply for a Golden Visa With Mortgaged or Multiple Properties?

Financed properties and portfolios allow individuals the chance of applying for a Golden Visa for Jointly Owned Property.

Golden Visa for Jointly Owned Mortgaged Property

Financed properties are eligible for the long-term visa application process:

• Bank NOC: Applicants must be provided with an official NOC letter from the bank for applying for the visa.
• Bank Statements: Liabilities, which include equity paid, outstanding amount, and bank statements, will be assessed by the authority.

Mortgaged Property Checklist:

1. Valid Electronic DLD Title Deed
2. Official Bank NOC Letter
3. Statement of Account reflecting paid equity

Can You Combine Multiple Properties to Reach AED 2 Million?

Yes, investors could add up the values of various properties and reach the AED 2 million mark. For instance, owning 50% of Property A with a share worth AED 1.2 million and 100% of Property B (worth AED 900,000), you will get a total share worth AED 2.1 million.

Does Property Revaluation Affect Golden Visa Eligibility?

In case a property was bought for less than AED 2 million, and its value has increased, the co-owners could ask for an official DLD Valuation Certificate. If the official valuation proves that your share is above or equal to AED 2 million, you become eligible for the Golden Visa.

What Happens If Your Share Is Below AED 2 Million?

In case your individual share in a co-owned property is not at least AED 2 million, there are other UAE residency alternatives.

Explore the Two-Year Property Investor Visa

Joint owners can obtain a 2-year renewable visa through the DLD Taskeen Programme, provided they have a share registered for at least AED 400,000.

Consider the Five-Year Retirement Visa

Individuals 55 years old or older can be issued a 5-year Retirement Visa if they can maintain real estate equity amounting to at least AED 1 million.

Consider Property Revaluation or Ownership Restructuring

Co-owners can evaluate two main structural options:

1. Official Revaluation: They can request property revaluation from the DLD if its market value has appreciated.
2. Ownership Restructuring: They can conduct legal transfers of ownership shares among eligible relatives or first purchasers to raise the share of any one owner to AED 2 million after taking into account the costs of transfer and new title deeds.

Explore a UAE Company Setup and Investor Visa

Formation of a free zone or mainland company would permit the investor to obtain a 2-year visa as either an investor or partner.

How to Apply for a Golden Visa for Jointly Owned Property in Dubai

Applying for a Golden Visa for Jointly Owned Property in Dubai involves four clear steps:

1. Verify Property Ownership and Share Value: Verify through your electronic title deed whether your property lies within a freehold area and your share value meets the financial criteria.
2. Prepare Required Documents: Collect identification documents, title deeds, financial information, and certificates.
3. Submit the Application: Submit the application either online or physically at the DLD Cube.
4. Complete Medical Tests and Formalities: Pass the medical fitness test and biometric registration for Emirates ID.

Documents Required for a Joint Property Golden Visa

Having accurate documentation prevents administrative processing delays.

Property and Identity Documents

• Valid passport copy
• Electronic DLD Title Deed reflecting registered ownership shares
• Official DLD Property Valuation Certificate (if required)

Additional Documents for Specific Cases

• MOFA-attested Arabic legal translation of the Marriage Certificate (for spousal pooling)
• Bank NOC letter and liability statement (for mortgaged properties)

Medical and Residency Documents

• Passed UAE Medical Fitness Test results
• Valid health insurance coverage
• Current UAE Visa copy and Emirates ID (if applicable)

Alternative Residency Options for Joint Property Owners

Legal Considerations for Joint Property Ownership in Dubai

Ownership of property is much more than just visa eligibility.

Protecting Each Co-Owner’s Property Interest

The explicit mention of ownership interests in the DLD property title deed ensures that each person’s investment is protected. The co-owners must have proper documentation to ensure the distribution of rent, maintenance costs, and the process of exiting the deal.

Inheritance Planning and Wills for Joint Property Owners

There is no survivorship for jointly owned property in Dubai real estate. After death, the shares cannot automatically pass to the other surviving co-owners. Foreigners must register their Will with the DIFC Wills Service Center or Dubai Courts for their property assets.

How Arnifi Can Help With Dubai Property Residency and Legal Structuring

Property requirements, attestation of documents, and immigration procedures require professional assistance. Here is how Arnifi helps foreign property investors:

• Golden Visa Processing: Full assistance in assessing eligibility for a Golden Visa for Jointly Owned Property in Dubai and processing applications for DLD.
• Document Legalization: Assistance with MOFA Attestations, translation of marriage certificates, and bank letters.
• Legal Advisory & Wills: Help with joint ownership structure and estate planning.
• Company Formation: Business setup and alternative corporate residency solutions.

Ready to apply for your Golden Visa through jointly owned property? Contact Arnifi today to verify your title deed eligibility and streamline your application process.

FAQs

1. Can two people jointly own a property and get a Golden Visa in Dubai?

Yes, if either share per applicant registration is worth at least AED 2 million or the applicants are married spouses with pooled ownership.

2. What is the minimum property value for a joint ownership Golden Visa in Dubai?

Both shares individually must be valued at at least AED 2 million. In an equal division of 50/50 shares between two non-related owners, the total property value must be at least AED 4 million.

3. Can both owners get a Golden Visa for an AED 4 million property?

Yes. In a 50/50 division of an AED 4 million property, both owners will have a share value of AED 2 million each.

4. Can I get a Golden Visa if my share of the property is AED 1.5 million?

No. You should combine your property shares up to AED 2 million or use the 2-year investor visa option.

5. Can a husband and wife apply for a Golden Visa using one jointly owned property?

Yes. Spouses may consolidate their share to meet the AED 2 million criterion based on a marriage certificate attested document.

6. Can friends or business partners sponsor each other for a Golden Visa?

No. Co-owners who are not related will have to independently meet the individual share criterion of AED 2 million.

7. Can I combine two or more properties to qualify for the Golden Visa?

Yes. Registered shares of more than one freehold property may be consolidated to meet the AED 2 million criterion.

8. Can I get a Golden Visa for a mortgaged property in Dubai?

Yes. Financed properties may qualify, provided an NOC letter and liability statement from the bank are presented.

9. Can an official property revaluation help me qualify?

Yes. A market increase in the value of the share that meets the AED 2 million official DLD valuation qualifies.

10. What happens if my share is below AED 2 million?

You may consider the 2-year Taskeen Property Investor Visa, 5-year Retirement Visa, or other ways of setting up your business.

11. What documents are required for a joint property Golden Visa?

The important documents include a passport, electronic title deed, bank NOC (if mortgagee), attested marriage certificate (for spouses), medical report, and health insurance.

12. Can I transfer part of my property to my spouse to qualify for a Golden Visa?

Yes. The shares can be restructured using the normal DLD transfer process, subject to standard transfer fees.

References

• Dubai Land Department (DLD): https://dubailand.gov.ae
• General Directorate of Residency and Foreigners Affairs (GDRFA Dubai): https://gdrfad.gov.ae
• Federal Authority for Identity, Citizenship, Customs and Port Security (ICP): https://icp.gov.ae
• DLD Cube Golden Visa Portal: https://dldcube.com