Key Highlights:

• Non-spouse business partners must each invest AED 2 million individually—joint property under AED 4 million won’t qualify both owners for Golden Visa
• Dubai issued over 158,000 Golden Visas in 2023 alone, with joint ownership applications surging after the removal of mandatory down payment requirements
• Golden Visa holders enjoy 10-year renewable residency, family sponsorship with no age limits on children, and the ability to stay outside the UAE for more than six months while keeping their residence visa valid.

Imagine you and your business partner eyeing the Dubai skyline, picturing your startup taking off in the heart of the UAE. Maybe you’re relocating from the US or India, facing H-1B limitations, and the lure of Dubai’s long-term residency just became real. 

Yet, one thing stands in your way: navigating the Golden Visa rules for joint business owners purchasing property together. Between confusing paperwork, changing regulations, and the need for clarity on costs, it’s easy to feel stuck. 

Let’s break down the process so you can focus on opportunity, not obstacles.

What Really Changes for Joint Ownership?

Many entrepreneurs and global investors want to know – can you and your partner both get a Golden Visa if you co-own property? In 2025, Dubai updated its rules to make property-based Golden Visas more accessible, but there are new details to track if you’re pooling resources or structuring a deal.

Data shows that over 158,000 Golden Visas were issued in Dubai alone in 2023, nearly triple the numbers in 2021, fueled by regulatory shifts such as the removal of mandatory AED 1 million down payment requirements for mortgaged properties. 

This surge has seen joint ownership deals among business partners, siblings, and spouses quickly increase—especially as property prices rise and corporate partnerships become more strategic.​

The Pain Points for Global Entrepreneurs

1. Eligibility confusion: Each co-owner must individually meet the AED 2 million property value threshold for a 10-year Golden Visa. For spouses, the combined value suffices, but for non-spouse business partners, individual shares must meet the minimum investment—a common stumbling block for applicants who expect to “split” the total value.​

2. Shifting documentation rules: The Dubai Land Department (DLD) now requires robust evidence of each person’s individual contribution, with valuation certificates and co-ownership agreements playing a critical role.​

3. Transparent costs, uncertain outcomes: Transfer and registration fees, mortgage NOCs, and attestation requirements add complexity and cost, with DLD transfer fees standard at 4% of property value plus associated admin charges (AED 4,000-4,500 on average).​

4. Time constraints and visa processing stress: Visa approval times generally range from one to two weeks post-DLD approval, but incomplete documents or unclear ownership splits can extend the process and risk denial.​​

5. Family sponsorship concerns: Golden Visa holders can sponsor spouses, children of any age, parents, and unlimited domestic staff—a major benefit, but the documentation (marriage, birth certificates, insurance) must be precise.​

Step-by-Step Solutions for Joint Business Owners

1. Eligibility 2025—Who Qualifies?

• AED 2 million invested per applicant: Each non-spouse business partner must have an individual share, as shown on the title deed, worth at least AED 2 million.​
• Spouses: Can combine property value; if jointly owned and valued at AED 2 million or more, both can apply. If the value is under AED 4 million, only one can apply directly and then sponsor the other.​
• Alternative pathways: Two-year and five-year investor visas are available for investments starting at AED 750,000 and AED 1 million respectively but provide reduced residency duration and benefits.​

2. Joint Ownership Documentation

• Title Deed: Must clearly state each co-owner’s name and individual share.
• DLD Valuation Certificate: Official appraisal required to confirm property value, often conducted by RERA-approved firms. Costs range between AED 4,000 and AED 15,000, depending on property type.​
• Mortgage NOC: If the property is mortgaged, the bank must issue a letter stating the amount paid, the outstanding balance, and no objection to visa issuance.​
• Legal support: Use specialized Golden Visa attorneys or authorized real estate advisors to ensure compliance and streamline documentation.​

3. Application Process — Timeline and Steps

4. Costs Breakdown — Transparent Pricing

• DLD registration/transfer fees: 4% of property value​
• Title deed registration: AED 2,000 + VAT for properties below AED 500,000; AED 4,000 + VAT for properties above AED 500,000 (plus administrative fees of approximately AED 540-580) 
• Trustee office fee: AED 4,200 (approx.)​
• Valuation certificate: AED 4,000–15,000​
• Visa application fee: AED 2,500–7,000 depending on category​
• Medical & Emirates ID: AED 750–1,200/person​
• Additional sponsorship (family, parent, staff): AED 5,242–5,774 per 10-year permit​

Disclaimer: Always verify costs against official UAE government portals; fees may change due to policy updates or valuation outcomes.​

Also Read: Why Entrepreneurs Are Choosing UAE for Retirement: JSB Founder’s Insights

5. Residency Retention & Exit

• Property ownership retention: The property must remain under your ownership to maintain visa validity. In Abu Dhabi specifically, a 2-year minimum holding period is required. Selling or transferring property may result in visa cancellation unless reinvested in a new qualifying asset within the grace period specified by the relevant land department.
• Stay requirement: Golden Visa holders are exempt from the standard 180-day maximum absence rule that applies to regular residence visas and can stay outside the UAE for extended periods without their visa being automatically cancelled.

Implementation Guide: How To Maximize Your Success

1. Assess Investment Structure: Are you co-investing as non-spouse business partners or as married spouses? Confirm individual shares and qualifying property types.
2. Engage Legal & Real Estate Experts: Work with Golden Visa attorneys and RERA-authorized valuation firms to build robust paperwork and legal agreements.
3. Select Qualifying Properties: Prioritize freehold areas approved by DLD with strong market appreciation and rental yields.
4. Prepare All Documents: Passport, Emirates ID, title deed, proof of funds, mortgage NOC, valuation certificate, and attested marriage/shareholder certificates (where applicable).
5. File Via Official Government Portals: Use the DLD, GDRFA, or ICP portals only—never third-party agents promising “guaranteed” Golden Visas.​
6. Manage Fees & Costs: Plan for DLD fees, attestation charges, visa application, medical, and Emirates ID expenses.
7. Monitor Holding Period & Visa Status: Maintain property value and comply with minimum stay rules to retain your Golden Visa status.​

FAQs—Solving Common Joint Ownership Doubts

1. Can both business partners get Golden Visas if we co-own property worth AED 3 million?

No. Each co-owner must invest at least AED 2 million individually. A joint AED 3 million property does not allow both non-spouse partners to qualify.​

2. Can I combine multiple smaller properties to reach AED 2 million?

Yes—if they are all under your name, and the total market value meets the threshold confirmed by DLD.​

3. Are mortgaged properties eligible?

Yes. In Dubai, you need a bank NOC confirming the AED 2 million paid amount. In Abu Dhabi, your equity must be at least AED 2 million (e.g., for an AED 5 million property, the mortgage cannot exceed AED 3 million). Requirements vary by emirate.

4. Do off-plan properties qualify?

Yes, but only after Oqood registration and relevant completion/payment milestones are met.​

5. Can I sell my property after securing the Golden Visa?

Property ownership must be maintained to keep visa validity. In Abu Dhabi, a minimum 2-year holding period is mandatory. Selling before this period, or in Dubai without reinvestment, risks residency status unless promptly reinvesting in a new eligible asset.

6. Can I sponsor my family?

Yes—spouse, children (any age/unmarried), parents, and unlimited domestic staff.​

7. What documents are required?

Passport, Emirates ID, attested certificates, health insurance, property valuation, title deed, mortgage NOC (if applicable).​

8. What are typical processing times?

7-10 business days with complete documentation for property investor Golden Visas; processing may extend to 2-4 weeks depending on application completeness and emirate-specific procedures.

Why JSB Incorporation Should Be Your Partner

Enjoy one-to-one consultation, actionable data insights, and a proven team that speaks your language (and understands your pain points), whether you’re an H-1B holder, a returning NRI, or a serial entrepreneur ready to expand. Get started with the peace of mind that comes only from expertise backed by government-verified facts.

Ready to take the next step? Book your one-on-one consultation with JSB today and unlock Dubai’s premier entrepreneurial future.

Disclaimer: All prices, costs, and eligibility criteria must be independently verified on DLD, ICP, and UAE government portals. Regulations change frequently; always consult official sources before making investment decisions.