The UAE’s Golden Visa remains one of the most attractive long-term residency options for global investors. But one area that still creates confusion — even among consultants and developers — is whether joint property owners can qualify. The truth is, the rules have changed over the years, and a lot of outdated information is still circulating.
This guide breaks down the Golden Visa for Joint Property Investment in UAE with up-to-date, 2025-accurate insights, based on direct experience, official government sources, and real cases we’ve handled at GoldenVisaUAE.
To cross-check any rule, you can always refer to the official government portals including the UAE Government Services, Dubai Land Department, and ICP Smart Services.
What Is the Golden Visa for Joint Property Investment in UAE?
The Golden Visa is a long-term residency program (typically valid for 10 years) issued to investors who meet the minimum real estate investment requirements. Joint property ownership simply means that the property is owned by more than one person — spouses, siblings, partners, or investment groups.
As of 2025, the UAE allows Golden Visa applications under joint ownership if each individual meets the minimum required share value. This is where most misunderstandings begin, so let’s clear it up properly.
2025 Rule: Your Share Must Be at Least AED 2 Million
This is the most important point.
To qualify for the UAE Golden Visa through real estate, your individual share of the property must be AED 2 million or more. It does not matter if the total property value is 2M, 4M, or 20M — what matters is your portion.
Examples:
- A 4M AED property jointly owned by two people → each has 2M AED → both can apply.
- A 2M AED property jointly owned by two people → each has 1M AED → neither qualifies.
- A 7M AED villa owned by three people → if shares are 2.5M, 2M, 2.5M → all qualify.
Authorities don’t accept approximate valuation. Your share must be documented on the title deed, which Dubai Land Department or other emirate land authorities issue.
Government reference for property criteria:
Dubai Land Department official page
What About Spouses? Do Couples Need 2M Each?
If the property is owned jointly by spouses, and you want both people to receive the Golden Visa, the rule is very clear:
Each spouse must individually hold AED 2M share.
However, if one spouse owns the full 2M AED property alone, the other spouse can still receive the Golden Visa as a dependent, which is typically the preferred option.
A lot of agents incorrectly tell couples they “must” put the property jointly. That’s not true in 2025.
Does a Mortgage Affect Joint Property Golden Visa Eligibility?
Mortgaged properties are allowed.
But:
- The bank must issue an NOC showing the investor’s paid amount.
- The investor’s paid share (not loan amount) must be at least AED 2M.
This rule is clearly mentioned in the property investor guidelines on the official UAE Government portal.
If the property is worth 3M AED but you have only paid 800K so far, you are not yet eligible — even if the total market value is higher.
Can a Company-Owned Property Qualify Joint Owners?
2025 rules say:
- Only individual ownership qualifies.
- If a property is under a company name (LLC, SPV, offshore entity), it does not qualify for Golden Visa in any emirate unless transferred to individuals.
This is also clarified by DLD and Abu Dhabi’s TAMM portal.
Be careful — many online blogs still claim corporate ownership is allowed. It is not.
Joint Ownership for Off-Plan Properties (2025 Update)
This is where the rules softened.
Previously, off-plan owners could only apply after getting the completion and title deed.
As of 2024–2025 updates:
Joint owners of off-plan property can apply as long as the paid share equals 2M AED, with a payment statement from the developer.
Reference: Developer payment statements verified through DLD’s REST App.
REST App Link: https://dubailand.gov.ae/en/eservices/rest-app
You do not need to wait until handover. We’ve processed these cases regularly.
Who Should Consider Joint Property Investment for Golden Visa?
This option makes the most sense for:
- Families investing in higher-ticket villas or apartments
- Business partners co-investing for rental income
- Investors preferring multiple co-owned units for diversification
- Siblings pooling funds for long-term residency
It’s especially valuable in 2025 as properties worth Dh 2 million and above continue to be in high demand for Golden Visa eligibility, according to Khaleej Times, which reports on the latest real estate investment rules in Dubai.
Documents Required for Joint Property Golden Visa (2025)
Here’s what’s typically required across UAE emirates:
- Title deed showing your share
- Passport and Emirates ID (if applicable)
- NOC from the bank (for mortgaged property)
- Payment statement showing total amount paid
- Current visa and Emirates ID copies (if already in UAE)
- Personal photo with white background
- Utility bill or Ejari (varies by emirate)
Authorities may request additional documents depending on the case.
Processing Time in 2025
Across Dubai, Abu Dhabi, Sharjah, and Ras Al Khaimah, processing times are similar:
- Pre-approval: 48–72 hours
- Medical + biometrics: 24–48 hours
- Visa stamping: 3–5 business days
Total timeline: usually 7–10 days.
Common Misconceptions About Joint Property and Golden Visa (Corrected for 2025)
- Wrong: “Total property value must be 2M.”
- Correct: Your ownership share must be 2M.
- Wrong: “Spouses can share 2M together and still get both visas.”
- Correct: Both spouses must have 2M each unless applying as dependents.
- Wrong: “Company-owned property is eligible.”
- Correct: Only individual ownership qualifies.
- Wrong: “Mortgage disqualifies your application.”
- Correct: You can apply if your paid share reaches 2M.
- Wrong: “You must wait for handover.”
- Correct: Off-plan properties qualify if the paid share hits 2M.
If you’re exploring different asset classes to diversify your investment, commercial properties are also gaining traction among long-term residents. I covered that in detail here.
FAQ: Golden Visa for Joint Property Investment in UAE
Can joint owners apply for a single Golden Visa together?
No. Each joint owner must apply individually and must have a 2M AED share.
Can parents and children jointly own property and apply?
Yes, but each child must be 18+ and hold a 2M share to apply independently.
Can a 2M share be distributed across multiple properties?
Yes. If the total of your combined properties equals 2M AED in your name, you qualify.
Can I sell the property after receiving the Golden Visa?
Yes, but your visa may be cancelled if you no longer meet the investment requirement.
Is rental income required?
No. Eligibility is based on ownership value, not income.
Final Thoughts: Should You Choose Joint Ownership for the Golden Visa?
Joint ownership is now one of the smartest, most flexible ways to meet the Golden Visa requirement — especially with rising property prices and strong rental yields across Dubai and Abu Dhabi.
If each investor’s share is structured properly from day one, the process is straightforward.
At GoldenVisaUAE, we’ve helped more than 2,500+ clients navigate these exact joint ownership structures, from identifying the right property to completing the full visa processing. If you’d like to explore joint ownership or validate your current setup, I’m happy to take a look and guide you step by step.
If you want to confirm whether your joint property qualifies for the UAE Golden Visa or you want us to structure a joint investment that meets all requirements, reach out for a free consultation at GoldenVisaUAE.
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