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Updated: June 2026

Case study · UAE · Residence permit

How to Obtain a Golden Visa When Purchasing Real Estateon an Installment Plan Without Waiting for Full Payment

Purchasing on an installment plan and obtaining a Golden Visa long seemed incompatible: the visa appeared to be granted only after full payment. However, new regulations have changed this. Vladimir was purchasing an off-plan property in Business Bay on a 60/40 installment plan over five years, but needed the residency status immediately. We explain step-by-step how we structured the down payment to meet the threshold and secured a 10-year Golden Visa during the construction phase.

Igor VencIgor VencReal Estate Managing Director, BRIDGESReading time8 min readVerificationReviewed by an expert

This case is based on a real matter. The name and certain identifying details have been changed to protect confidentiality.

BRIDGES client story - How to Obtain a Golden Visa When Purchasing Real Estate on an Installment Plan Without Waiting for Full Payment
Contents

Case at a glance

Situation, solution and outcome in seven lines

Client
Vladimir, approximately 44 years old, distribution sector, from Kazakhstan; family of 3
Objective
UAE Golden Visa immediately upon purchasing on an installment plan
Property
Off-plan property in Business Bay approximately 4 million AED, 60/40 installment plan over 5 years
Program
UAE, Golden Visa (10-year residential visa for investment)
Challenge
Visa required immediately, not after full payment
Solution
Structure the down payment precisely at the threshold (approximately 2 million AED, 50%)
Result
10-year Golden Visa during construction phase

Client story

Client's Story

Where they started

Vladimir purchased real estate in Dubai strategically: an off-plan property in Business Bay for approximately 4 million dirhams with a 60/40 installment plan over five years—meaning he would pay the amount in installments during construction rather than in full upfront. For him, this was a comfortable way to acquire the asset without depleting his entire capital immediately.

Why the standard route did not work

However, a timing issue arose regarding the visa. Previously, it was believed that the Golden Visa for real estate was granted only after full property payment—with a five-year installment plan, this would mean waiting years for residency status. Vladimir, however, needed residency immediately for his family and business matters.

What BRIDGES had to solve

The good news is that regulations have changed. Under the updated 2026 rules, a Golden Visa can be obtained upon the initial down payment if the paid portion reaches the 2 million dirham threshold. Therefore, there is no need to wait for full payment—it is sufficient that the down payment is properly structured and reaches the minimum threshold.

Why a standard answer would not do

Vladimir approached BRIDGES, understanding that the task was not to "pay everything at once," but to properly structure the down payment: making it precisely such that the paid portion would meet the 2 million dirham threshold, and secure the Golden Visa during the construction phase without waiting for the installment plan to conclude.

I was purchasing an off-plan property in Business Bay on a five-year installment plan—it's convenient to pay in installments. However, I thought the Golden Visa would only be granted once I paid everything. Igor explained that under the new rules, the visa is granted upon the initial down payment if the paid portion reaches 2 million dirhams. He structured my first payment precisely at this threshold—50%, obtained a payment confirmation for DLD, and I received a 10-year visa during the construction phase. I didn't have to wait years.

Vladimir, 44 · Vladimir, Distribution SectorThe name and certain identifying details have been changed to protect confidentiality.

What Was at Risk

What Was at Risk

Previously, the Golden Visa for real estate was linked to full property payment, and with an installment plan this meant waiting years for residency status. However, under the 2026 rules, the visa is granted upon the initial down payment if the paid portion reaches the 2 million dirham threshold. It is critical to properly structure this initial payment.

It appeared the visa was granted only after full payment;

  1. 01A 5-year installment plan would mean waiting years for residency status;
  2. 02The visa was needed immediately for family and business;
  3. 03The down payment needed to be structured precisely at the threshold;
  4. 04Without confirmation of the paid portion, DLD would not process the visa.

The logic of the solution

How the matter progressed: from checks to result

The chart is built from the facts of this matter and shows the logic of the work without decorative or unverified data.

Outcomeapprox. 4 m AED
Outcomeapprox. 2 m AED
Outcome10 years
  1. Stage 1

    We immediately applied the new regulations instead of outdated assumptions. Vladimir thought he needed to wait for full payment. We explained the 2026 rules: the visa is issued upon initial down payment from the threshold. This immediately transformed "waiting for years" into "obtaining status now"—one only needs to properly structure the first payment.

  2. Stage 2

    We structured the initial down payment precisely to meet the threshold. The key move: we made the first payment such that the paid portion reached approximately 2 million dirhams (50% of the 4 million dirham property)—exactly the threshold for Golden Visa. The challenge was in precision: the amount had to reliably reach the minimum threshold with no margin.

  3. Stage 3

    We prepared a proof of payment for the minimum threshold. DLD needed to see that the paid portion reached the threshold. We issued a proof of payment confirming that at least 2 million dirhams had been deposited—this is the basis for the visa under an installment plan.

  4. Stage 4

    We opened a file with DLD Trustee. We conducted the transaction through DLD Trustee (the land department's escrow structure) to ensure that off-plan registration and payment confirmation were impeccable and transparent for visa issuance.

  5. Stage 5

    We coordinated visa issuance at the construction stage. Since the property was still under construction, it was important to correctly link the paid initial down payment with the Golden Visa application. We structured this so that the residency status would be issued immediately, rather than upon completion of the installment period.

Takeaway. Conclusion: according to 2026 regulations, the visa is issued upon initial down payment from the 2 million dirham threshold, not after full payment. With installment payments, this allows obtaining the status immediately if the first payment is properly structured.

How we solved the task

How we solved the task

The work was split into verifiable stages so that every conclusion rested on documents.

  1. 01

    Stage 1

    We immediately applied the new regulations instead of outdated assumptions. Vladimir thought he needed to wait for full payment. We explained the 2026 rules: the visa is issued upon initial down payment from the threshold. This immediately transformed "waiting for years" into "obtaining status now"—one only needs to properly structure the first payment.

  2. 02

    Stage 2

    We structured the initial down payment precisely to meet the threshold. The key move: we made the first payment such that the paid portion reached approximately 2 million dirhams (50% of the 4 million dirham property)—exactly the threshold for Golden Visa. The challenge was in precision: the amount had to reliably reach the minimum threshold with no margin.

  3. 03

    Stage 3

    We prepared a proof of payment for the minimum threshold. DLD needed to see that the paid portion reached the threshold. We issued a proof of payment confirming that at least 2 million dirhams had been deposited—this is the basis for the visa under an installment plan.

  4. 04

    Stage 4

    We opened a file with DLD Trustee. We conducted the transaction through DLD Trustee (the land department's escrow structure) to ensure that off-plan registration and payment confirmation were impeccable and transparent for visa issuance.

  5. 05

    Stage 5

    We coordinated visa issuance at the construction stage. Since the property was still under construction, it was important to correctly link the paid initial down payment with the Golden Visa application. We structured this so that the residency status would be issued immediately, rather than upon completion of the installment period.

  6. 06

    Stage 6

    We issued a 10-year Golden Visa. Vladimir and his family received a 10-year residency visa already at the construction stage, having paid only the initial down payment so far. The installment plan and Golden Visa proved to be fully compatible—with a properly structured payment.

Expert comment

This is a frequent question—can one obtain a Golden Visa when purchasing on installment, and many are convinced that it is not possible, that one must wait for full payment. The 2026 regulations changed this, and I always explain this to clients. The visa is issued upon the initial down payment if the paid portion reaches the 2 million dirham threshold. Vladimir had an off-plan property in Business Bay for 4 million with a 60/40 installment schedule. I structured the initial down payment precisely to meet the threshold—50%, approximately 2 million dirhams, prepared a proof of payment for the land department, and conducted the transaction through DLD Trustee. The 10-year visa was issued already at the construction stage—there was no need to wait five years until the end of the installment period. Precision is key here: the paid portion must reliably meet the threshold. Knowledge of current regulations saves the client years.

Igor Venc, Real Estate Managing Director, BRIDGESIgor VencReal Estate Managing Director, BRIDGES

Outcome

What the client received

What was required
How we did it · Result
Visa immediately with installment plan
2026 regulations—initial down payment from threshold · no need to wait for full payment
Reach the threshold
initial down payment approximately 2 million AED (50%) · threshold met
Confirm payment
proof for DLD + DLD Trustee · basis established
Obtain Golden Visa
issuance at construction stage · 10-year visa
Obtain Golden Visa
issuance at construction stage · 10-year visa

What was the situation: the client was purchasing an off-plan property on a 5-year installment plan, but needed the Golden Visa immediately, not after full payment. What we did: applied the 2026 regulations instead of outdated assumptions; structured the initial down payment precisely to meet the threshold (approximately 2 million dirhams, 50%); prepared a proof of payment for the minimum threshold; opened a file with DLD Trustee; coordinated visa issuance at the construction stage. What the client received: 10-year Golden Visa already at the construction stage.

Practical takeaway

What matters in a similar situation

  • Conclusion: according to 2026 regulations, the visa is issued upon initial down payment from the 2 million dirham threshold, not after full payment. With installment payments, this allows obtaining the status immediately if the first payment is properly structured.
  • Vladimir obtained his Golden Visa at the construction stage, having paid only half the price—because we structured the initial down payment precisely to meet the threshold according to the new regulations.

FAQ

Questions people ask in a similar situation

01Can one obtain a Golden Visa when purchasing on installment?

Yes. According to 2026 regulations, the visa is issued upon the initial down payment if the paid portion reaches the 2 million dirham threshold. There is no need to wait for full payment under an installment plan.

02How much needs to be paid for a visa under an installment plan?

The paid portion must reach a minimum threshold of approximately 2 million dirhams. The initial payment is structured to confidently exceed this threshold.

03Is off-plan property with installment payments suitable?

Yes, off-plan property from an approved developer is suitable, including with installment payments. The key requirement is that the paid portion reaches the threshold and payment is confirmed with DLD.

04What confirms payment for visa purposes?

A payment confirmation certificate for the minimum threshold and transaction processing through DLD Trustee. These documents demonstrate to the Land Department that the paid portion has reached 2 million dirhams.

05When is the visa issued for a property purchase during construction phase?

With a properly structured initial payment and confirmed threshold payment, the Golden Visa is issued during the construction phase, not upon completion of installment payments.

06Want to obtain a Golden Visa while purchasing real estate on installment?

We structure the initial payment precisely to meet the 2 million dirhams threshold, prepare a payment confirmation certificate for DLD, and process your 10-year Golden Visa during the construction phase—so you don't have to wait for full payment completion.

About the author

Igor Venc

Author: Igor Venc

Real Estate Managing Director, BRIDGES

I lead the international real estate practice at BRIDGES and coordinate cross-border transactions from the selection of an ownership structure through to completion. I assess the legal position of the property and its suitability for the client's objectives.

Before the client assumes obligations under a transaction, I review title and possible encumbrances, assess whether the property is suitable for the client's objectives, and examine the implications of the chosen ownership structure. The review is organised in a clear sequence so that the relevant findings can be addressed before completion.

During the consultation, we will examine the purpose of the acquisition, the proposed ownership model and the intended use of the property. Once the engagement begins, I coordinate the property review, transaction preparation and the key decisions of the BRIDGES team through to completion.

Prepared on the basis of BRIDGES practice and reviewed by a subject-matter expert.

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Anna KovalevskayaHead of Legal, BRIDGES
Anna Kovalevskaya, Head of Legal, BRIDGES

Names and certain details have been changed to protect client confidentiality. The result described reflects one specific situation and is neither a public offer nor a guarantee of a similar outcome. Programme terms are stated as of 2026 and may change - please confirm current parameters with a BRIDGES consultant.