Insights · AXD Real Estate Dubai
Golden Visa Dubai with an Off-Plan Property — Is That Possible in 2026?
— AXD Insights · Golden Visa · May 2026
Can I obtain the Golden Visa with an off-plan property?
Yes. The UAE immigration authority ICP accepts off-plan purchases for the 10-year Golden Visa once 2 million AED have actually been paid in — not only after completion. The decisive factor is the cumulative amount in the DLD escrow account, not the total purchase price. With a typical 60/40 payment plan, the threshold is often reached within 12–18 months.
Calculation example: When is the 2 million AED threshold reached?
| Scenario | Purchase price | Threshold reached at |
|---|---|---|
| Off-plan 4 million AED, 60/40 plan | ~ 1 million EUR | After 50 % construction payments |
| Off-plan 2.5 million AED, 80/20 plan | ~ 625,000 EUR | After 80 % construction payments |
| Ready 2 million AED, fully paid | ~ 500,000 EUR | Immediately upon Title Deed |
| 2 off-plan units at 1.5 million each | ~ 750,000 EUR | Cumulative, ICP accepts |
Application documents
- Sale and Purchase Agreement (SPA) with the developer's stamp
- Oqood registration with the Dubai Land Department
- SWIFT confirmations of all payments into the DLD escrow account
- Letter from the developer ("No Objection / Payment Status Letter") on the cumulative payment status
- Passport, photograph, police clearance certificate (apostilled)
- Health insurance (UAE-approved)
What the Golden Visa does not automatically bring about
The Golden Visa establishes UAE residency rights and an Emirates ID — but not automatically tax residency in the UAE. Anyone permanently living in Dubai should additionally apply for the Tax Residency Certificate (TRC) from the FTA. On the German tax side, §§ 8, 9 AO (German Fiscal Code provisions on residence and habitual abode) continue to apply — the visa alone does not end unlimited German tax liability.
Sources
- UAE Cabinet Decision No. 65 of 2022 — Granting of Long-Term Residency
- UAE Federal Decree-Law No. 29 of 2021 — Entry and Residence of Foreigners
- ICP — Federal Authority for Identity, Citizenship, Customs & Port Security (icp.gov.ae)
- Dubai Land Department — Title Deed / Oqood Registration Procedure
Note: The ICP's threshold values and procedures may change. Always verify current values at icp.gov.ae or through accredited visa service providers. This article is not legal or visa advice.
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