Golden Visa with an off-plan property: what to confirm before you reserve
Buying off-plan with the 2 million AED Golden Visa threshold in mind raises a question that a completed property does not: the unit is not delivered yet, and only part of the price may be paid. Here is what to confirm before you reserve.
Why off-plan raises a question a ready property does not
With a completed property, the price is paid, the title deed is issued, and the investment is straightforward to evidence. With an off-plan unit, the price at the contract may well clear 2 million AED, but at any given moment you may have paid only a fraction of it into escrow, and the title deed does not exist until handover. That gap between "value on the contract" and "amount actually invested so far" is exactly why the question comes up so often for off-plan buyers, and why it deserves a straight answer: it is one of the points the authorities decide, not something a property adviser can settle for you. Our guide on the 2 million AED Golden Visa threshold covers the general rule; this one focuses on the off-plan case specifically.
What is genuinely open, and should not be assumed
Before you reserve with the visa in mind, treat the following as open questions to confirm with the authorities or an immigration specialist, not as settled facts:
- Which figure counts. Whether eligibility is assessed on the full contract price, on the amount paid to date, or on some other measure at a given stage of construction.
- Which stage counts. Whether reservation, a given percentage paid, or only a completed purchase opens the door to applying.
- What proves the investment. Whether the sale agreement and Oqood registration are sufficient on their own, or whether payment receipts and a specific stage of completion are also required.
None of these should be assumed in either direction. An adviser who tells you "off-plan definitely counts" or "off-plan definitely does not count" is guessing either way.
How to calibrate your strategy anyway
Even with those questions open, you can still plan sensibly. The practical approach most investors take is to choose a unit whose published contract price clears 2 million AED with a comfortable margin, so that even if only the contract price (rather than the amount paid) turns out to be the relevant figure, the unit still qualifies once the eligibility question is settled in your favour. Several published starting prices in our selection sit above the threshold on this basis, subject to availability:
| Project | Published starting price |
|---|---|
| Fior 1 | From AED 2.2 million |
| Chelsea Residences, 1 bedroom | AED 2.17 million |
| Chelsea Residences, 2 bedrooms | AED 3.13 million |
| Chelsea Residences, 3 bedrooms | AED 4.94 million |
| The Grove at Sobha Sanctuary | From AED 9.33 million |
| Bay Estate, average prices (villas and townhouses) | AED 5.9 million to AED 20 million |
These are developer-published starting or average figures, not the price of a specific unit today, and Bay Estate's figures are averages across its collection, not starting prices. Our guide on the best off-plan projects for the Golden Visa in 2026 reviews the wider shortlist. For Fior 1 specifically, see our Fior 1 and Golden Visa planning guide and the Fior 1 project page; for Chelsea Residences by unit type, see Chelsea Residences prices by unit type and the Chelsea Residences project page. The Grove at Sobha Sanctuary and Bay Estate project pages carry current availability for the other two.
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Build the paper trail from day one
Whatever the authorities confirm about which stage and which figure count, the documents you will need do not change: the sale agreement, the Oqood registration, every payment receipt into the project's escrow account, and eventually the title deed at handover. Keep each one the moment it is issued. Our guide on organising your documents for a remote purchase walks through how to do this when you are buying from abroad and cannot collect paperwork in person.
Fees are a separate question from eligibility
A related point that is also to be confirmed, not assumed: whether the Dubai Land Department registration fee of 4% of the price is counted toward the 2 million AED threshold alongside the unit's own price, or treated separately. Do not build your target figure around the fee closing the gap. Our guide on Dubai property purchase costs: DLD 4%, Oqood and what to budget sets out what the fee covers.
Working through this with Orven
- Tell your adviser that the Golden Visa is part of your off-plan plan, before you shortlist units.
- Your adviser points you to units whose published contract price clears 2 million AED with margin, across projects such as Fior 1, Chelsea Residences, The Grove or Bay Estate.
- You confirm, directly with the authorities or an immigration specialist, which figure and which stage apply to your situation.
- You reserve with the full picture, not a partial one, and keep every document from the sale agreement onward.
Send your target budget and your residency objective on WhatsApp at +971 52 776 1939 or to sales@orvenproperties.com. An adviser will come back with units at or above the threshold and the current availability for each.
FAQ
Does an off-plan purchase qualify for the Golden Visa at all? Whether it qualifies, and at which payment stage, is defined by the authorities and can change. Confirm the current rule before you rely on it, and keep your Oqood registration and payment receipts regardless of the answer.
Should I pick a unit exactly at 2 million AED? Most investors leave a margin above the threshold, since the relevant figure (contract price or amount paid) and the fee question are both open points. A comfortable margin reduces the risk of a dispute later.
Are the prices in the table above guaranteed for my unit? No. They are developer-published starting or average prices, subject to availability, not a quote for a specific unit today. Ask your adviser for the current price of the unit you are considering.
Does Orven confirm Golden Visa eligibility for me? No. Orven identifies units that clear the threshold at contract price and keeps your purchase documents in order. Eligibility itself is confirmed with the authorities or an immigration specialist.
What if I can only pay part of the price before I need to apply? Which amount counts toward the threshold at which stage is one of the open questions above. Raise your timeline with an immigration specialist before you plan around a partial payment.
ORVEN PROPERTIES
Talk to an Orven adviser
Leave your number: an adviser calls you back or replies on WhatsApp, in your language. No commitment.
Frequently asked questions
Does an off-plan purchase qualify for the Golden Visa at all?
Whether it qualifies, and at which payment stage, is defined by the authorities and can change. Confirm the current rule before you rely on it, and keep your Oqood registration and payment receipts regardless of the answer.
Should I pick a unit exactly at 2 million AED?
Most investors leave a margin above the threshold, since the relevant figure (contract price or amount paid) and the fee question are both open points. A comfortable margin reduces the risk of a dispute later.
Are the prices in the table above guaranteed for my unit?
No. They are developer-published starting or average prices, subject to availability, not a quote for a specific unit today. Ask your adviser for the current price of the unit you are considering.
Does Orven confirm Golden Visa eligibility for me?
No. Orven identifies units that clear the threshold at contract price and keeps your purchase documents in order. Eligibility itself is confirmed with the authorities or an immigration specialist.
What if I can only pay part of the price before I need to apply?
Which amount counts toward the threshold at which stage is one of the open questions above. Raise your timeline with an immigration specialist before you plan around a partial payment.
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