If you’re exploring long-term residency in the UAE, the property route for the UAE Golden Visa is one of the most popular. Yet there’s a lot of misinformation in the market—especially around joint ownership and what counts when two or more people buy property together. Having worked with clients through the process at GoldenVisaUAE, I’ve seen how small misunderstandings can lead to major delays.
This guide explains everything you need to know about Golden Visa property purchase rules for joint owners in Dubai, with clear, 2025-updated information based on the latest official guidelines.
Understanding Property-Based Golden Visa Eligibility
To begin, it’s important to know the basic eligibility rules for obtaining a UAE Golden Visa through property investment in Dubai:
- You must own property (or multiple properties) with a total value of at least AED 2 million, according to the Dubai Land Department’s Golden Visa Investor Service.
- The property must be fully owned and registered in your name through a title deed issued by the Dubai Land Department (DLD).
- If the property is mortgaged, a bank letter or No Objection Certificate (NOC) confirming the paid up amount, the balance and that the bank does not object to the visa application must be provided.
- Applications must be submitted while you are inside the UAE.
- Multiple properties under the same owner’s name can be combined to reach the AED 2 million threshold; joint ownership (co-owners) is treated differently in terms of share size.
Once these basics are clear, joint ownership becomes the main factor that determines who among the co-owners can actually apply for the Golden Visa.
Golden Visa Property Purchase Rules for Joint Owners in Dubai
When two or more individuals buy property together, the eligibility for the Golden Visa depends on how the ownership is structured and who the co-owners are.
1. Joint Ownership Between Spouses
When spouses jointly own property, the rules are more flexible compared to unrelated co-owners.
- Each spouse’s individual share (as per title deed) must meet the AED 2 million threshold to qualify in their own name.
- If only one spouse’s share meets the AED 2 million threshold, that spouse may apply as the main investor; the other can be added as a dependent.
- A legally attested marriage certificate must be submitted with the application.
2. Joint Ownership Between Non-Spouses
For business partners, siblings, friends or other unrelated co-owners:
- Each co-owner must individually have a share worth at least AED 2 million.
- The total value of the property cannot simply be divided among co-owners to meet the threshold collectively unless each owner’s share individually meets AED 2 million.
- For example, if two business partners jointly own a property valued at AED 3 million but each share is AED 1.5 million, neither qualifies as an individual applicant.
3. Combining Multiple Properties
Investors who own multiple properties under their name (not as co-owners) can combine their values to meet the threshold:
- All properties must be registered under the same individual’s name.
- The combined total market value must equal or exceed AED 2 million.
- However, if the properties are jointly owned, the individual’s share value will still determine eligibility. You cannot combine jointly owned properties unless your individual share across them meets AED 2 million. Learn more about how combining multiple properties affects your Golden Visa eligibility in our guide for multiple property owners.
4. Off-Plan Properties and Mortgaged Properties
Off-Plan
- Off-plan properties (properties under construction) may qualify, provided value is AED 2 million or more and the project meets DLD/approval criteria. (Bayut guide on off-plan & Golden Visa)
- The previous requirement of a 50% down payment or minimum cash payment has been removed; what matters is the property value threshold and ownership registration.
- It is still strongly advisable to confirm with DLD and ensure that the developer is approved and that title/contract status is acceptable.
Mortgaged Properties
- Mortgaged properties are eligible. The key is that the property’s total purchase value is AED 2 million or more, and issue of bank NOC shows the bank does not object and that your payments/loan status is acceptable.
- The emphasis is on ownership and value rather than the property being entirely debt-free.
5. Common Misconceptions and Pitfalls
Many property investors make assumptions about joint ownership that lead to rejection or delays:
- It’s not true that both joint owners automatically qualify just because the total property value is AED 2 million or more — what matters is each owner’s individual share.
- Some consultants claim spouses can both qualify automatically for any jointly owned property above AED 2 million. In reality, each must meet the threshold or structure ownership accordingly.
- Changes in ownership, property value decline or refinancing may affect renewal of the Golden Visa — holders must maintain eligibility through renewal.
- Off-plan purchases and construction status may complicate eligibility — always check current developer approval and DLD valuation status.
Steps to Apply as a Joint Owner
If you plan to apply for the Golden Visa under joint ownership, here’s a clear process to follow:
- Verify the ownership structure — clarify whether you’re applying as an individual, couple or co-investor.
- Check the title deed — ensure it correctly lists each owner’s share.
- Confirm property value — obtain a DLD-approved valuation report or official evidence that total value is AED 2 million or more.
- For mortgaged/off-plan properties — secure the bank NOC/loan letter or ensure the developer’s contract meets criteria.
- Prepare legal documents — passport, UAE ID (if applicable), marriage certificate (for spouses), copies of title deeds/contracts.
- Submit the application through the DLD’s Golden Visa eService portal while you are inside the UAE.
- For renewal every 10 years — maintain proof of ownership, value, and compliance.
FAQs: Joint Ownership & Property-Based Golden Visa
Can my spouse and I buy a property for AED 2 million and both get the Golden Visa?
No. If the property is jointly owned, only the spouse whose share meets the AED 2 million threshold can apply individually. The other spouse may often be added as a dependent.
Can business partners apply together if they co-own property worth AED 3 million?
Only if each partner’s individual share is at least AED 2 million. If not, neither qualifies under that single property in their own name.
Can I combine two properties to meet the AED 2 million rule?
Yes — if both properties are registered solely under your name. If you jointly own them with others, only your individual share in each counts.
Does the property need to be fully paid before I apply?
No — a mortgaged property is still eligible, provided the total value is AED 2 million or more and required documentation is provided.
Can I still rent out the property after applying?
Yes. You can continue to hold or rent the property as long as you maintain ownership and value eligibility for the Golden Visa.
Why It’s Important to Get It Right
Understanding how joint ownership impacts your Golden Visa eligibility can save you months of lost time and costs. Many applicants invest with spouses or partners assuming both will qualify, only to find out later their share structure doesn’t meet the criteria.
At GoldenVisaUAE, we’ve helped over 2,500 applicants secure long-term residency by aligning their property ownership and documentation correctly. The key is to plan your purchase and ownership structure before you buy — not after.
Final Thoughts and Call to Action
Joint ownership is common in Dubai’s real-estate market, but for Golden Visa eligibility, precision matters. The DLD strictly evaluates each owner’s share, valuation, documentation, mortgage status or off-plan status.
If you’re planning to buy property with your spouse or partner and want to qualify for a Golden Visa, reach out to GoldenVisaUAE for a free consultation. I’ll review your title deeds, evaluate your eligibility, and guide you step-by-step through the process to make sure you qualify under the 2025 rules.
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