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Updated: June 2026

Case study · UAE · Residence permit

How a Pool of Three Studios in Downtown Provideda Golden Visa and Rental Income

A Golden Visa does not necessarily have to be obtained through a single large property - UAE law allows combining several properties, and this is often more advantageous. Saltanat wanted to invest approximately 2.5 million dirhams in Downtown for short-term rental, but there was no suitable villa for that amount. We explain how we assembled a pool of three studios, aggregated them to the threshold, and obtained the status with rental income.

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 a Pool of Three Studios in Downtown Provided a Golden Visa and Rental Income
Contents

Case at a glance

Situation, solution and outcome in seven lines

Client
Saltanat, approximately 41 years old, clinic network owner, from Astana; two children
Objective
UAE Golden Visa + income-generating rental asset
Budget
Approximately 2.5 million AED in Downtown
Program
UAE, Golden Visa (10-year residential visa for investments)
Key Considerations
No single villa available for this amount - a pool of properties was needed
Solution
Three Emaar studios in one complex, approximately 2.6 million AED, aggregated to meet the threshold
Result
Golden Visa + income of approximately 7.5% per annum

Client story

Client's Story

Where they started

Saltanat is the owner of a clinic network, and she approached the investment pragmatically: to invest approximately 2.5 million dirhams in Downtown (Dubai's central business district) in a way that would provide both a Golden Visa and an income-generating asset for short-term rental. A pleasant task - not a rescue scenario, but a sound investment.

Why the standard route did not work

However, a practical obstacle emerged. For this amount in Downtown, there was simply no suitable villa or large apartment - you cannot purchase one large property for 2.5 million in central Dubai. It seemed the budget was insufficient for the program.

What BRIDGES had to solve

The good news is that a Golden Visa does not necessarily have to be obtained through a single property. UAE law allows combining several real estate properties up to the 2 million dirham threshold. That is, instead of one villa, you can take a pool of several studios, and their combined value counts toward the program.

Why a standard answer would not do

Saltanat turned to BRIDGES, understanding that the task was not to "find a villa for 2.5 million," but to assemble the right pool: several studios that aggregate to the threshold, provide a Golden Visa, and simultaneously work well for short-term rental, generating income. Several smaller properties for rental often perform better than one large property.

I wanted to invest approximately 2.5 million in Downtown and obtain a visa plus rental income. But there's no villa for that amount - I was upset and thought the budget was insufficient. Igor explained that properties can be combined: he selected three Emaar studios in one complex, their combined value met the threshold, and I obtained the Golden Visa. The studios for short-term rental generate approximately 7.5% per annum - even more profitable than one large apartment. An excellent solution.

Saltanat, 41 · Saltanat, clinic network ownerThe name and certain identifying details have been changed to protect confidentiality.

Key Factors to Consider

Key Factors to Consider

There was no problem here - there was a practical task and one piece of knowledge that solved everything. For certain amounts, you cannot purchase one large property, but UAE law allows combining several properties to reach the threshold. A pool of studios both provides a Golden Visa and often performs better for rental than a single villa.

A single villa may not be available within the Downtown budget

  1. 01UAE law allows aggregating properties to the threshold
  2. 02A pool of studios counts toward the program
  3. 03Studios for short-term rental generate good income
  4. 04Properties are best selected within one complex for simplicity

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.

Single investment thresholdapprox. 41 years
  1. 01Stage 1

    We immediately proposed a pool instead of searching for a non-existent villa. Saltanat was disappointed that there were no villas within her AED 2.5 million budget in Downtown. We demonstrated a better approach: instead of seeking one large property, assemble a pool of multiple properties. UAE law permits this, and for rental income purposes it is even more advantageous.

  2. 02Stage 2

    Selected three studios in one complex. We selected three Emaar studios in one complex for approximately AED 2.6 million. One complex simplifies management and rental operations, and a reliable developer ensures liquidity. The challenge was ensuring that the aggregate value comfortably exceeded the threshold.

  3. 03Stage 3

    Aggregated property values up to the threshold. The key point: the law permits combining the value of multiple properties. We structured the purchase so that the combined value of three studios qualified under the program as a single basis exceeding the AED 2 million threshold.

  4. 04Stage 4

    Submitted a consolidated request to the DLD. To have the pool of properties qualify as a single basis, we submitted a consolidated request to the land department for all three studios at once. This allowed us to obtain residency status based on their aggregate value rather than individually.

  5. 05Stage 5

    Configured the properties for short-term rental. Since the objective included generating income, we recognized that studios in Downtown perform exceptionally well under short-term rental and selected them with profitability in mind—approximately 7.5% per annum.

Takeaway. Conclusion: Golden Visa is not mandatory through a single property—UAE law permits aggregating multiple properties up to the threshold. A pool of studios may be more accessible than a single villa and more profitable for short-term rental, providing the same 10-year residency status.

How we handled the case

How we handled the case

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

  1. 01

    Stage 1

    We immediately proposed a pool instead of searching for a non-existent villa. Saltanat was disappointed that there were no villas within her AED 2.5 million budget in Downtown. We demonstrated a better approach: instead of seeking one large property, assemble a pool of multiple properties. UAE law permits this, and for rental income purposes it is even more advantageous.

  2. 02

    Stage 2

    Selected three studios in one complex. We selected three Emaar studios in one complex for approximately AED 2.6 million. One complex simplifies management and rental operations, and a reliable developer ensures liquidity. The challenge was ensuring that the aggregate value comfortably exceeded the threshold.

  3. 03

    Stage 3

    Aggregated property values up to the threshold. The key point: the law permits combining the value of multiple properties. We structured the purchase so that the combined value of three studios qualified under the program as a single basis exceeding the AED 2 million threshold.

  4. 04

    Stage 4

    Submitted a consolidated request to the DLD. To have the pool of properties qualify as a single basis, we submitted a consolidated request to the land department for all three studios at once. This allowed us to obtain residency status based on their aggregate value rather than individually.

  5. 05

    Stage 5

    Configured the properties for short-term rental. Since the objective included generating income, we recognized that studios in Downtown perform exceptionally well under short-term rental and selected them with profitability in mind—approximately 7.5% per annum.

  6. 06

    Stage 6

    Obtained Golden Visa with an income-generating asset. Saltanat obtained a 10-year Golden Visa through a pool of three studios that also generates rental income. Multiple smaller properties provided both residency status and profitability—more advantageous than a single villa for the same amount.

Expert comment

This is a pleasing case of smart strategy, not crisis management. Saltanat wanted to invest AED 2.5 million in Downtown and obtain a visa plus income, but villas at that price point are unavailable there, and she was discouraged. I immediately explained: Golden Visa does not require a single large property—UAE law permits aggregating multiple properties up to the AED 2 million threshold. I selected three Emaar studios in one complex; their combined value exceeded the threshold; I submitted a consolidated request to the land department. And here is what matters: studios under short-term rental in Downtown yield approximately 7.5% per annum—even more profitable than a single large apartment. I always evaluate properties as if for myself, assessing liquidity and profitability. As a result, Saltanat has both a Golden Visa and a functioning income-generating asset. Multiple smaller properties are often smarter than one large property.

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

Outcome

What the client received

Requirements
How we executed · Outcome
Stay within budget
pool instead of one villa · realistically available in Downtown
Exceed the threshold
aggregation of three studios · combined value exceeds threshold
Structure as a single basis
consolidated request to DLD · residency status on the pool
Rental income
studios for short-term rental · approximately 7.5% per annum
Rental income
studios for short-term rental · approximately 7.5% per annum

Situation: within the budget of approximately AED 2.5 million, no villa was available in Downtown, yet the client wanted residency status and an income-generating rental asset. Solution: proposed a pool instead of searching for a non-existent villa; selected three Emaar studios in one complex for approximately AED 2.6 million; aggregated their value up to the threshold; submitted a consolidated request to the DLD; configured the properties for short-term rental. Result for client: 10-year Golden Visa and approximately 7.5% per annum income.

Practical takeaway

What matters in a similar situation

  • Conclusion: Golden Visa is not mandatory through a single property—UAE law permits aggregating multiple properties up to the threshold. A pool of studios may be more accessible than a single villa and more profitable for short-term rental, providing the same 10-year residency status.
  • Saltanat obtained both residency status and a functioning income-generating asset—because we assembled a smart pool of three studios instead of searching for an inaccessible villa.

FAQ

Questions people ask in a similar situation

01Is it possible to obtain a Golden Visa through multiple properties?

Yes. UAE law permits aggregating the value of multiple real estate properties up to the AED 2 million threshold. A pool, for example of studios, qualifies under the program as a single basis.

02Why is a portfolio of studios often more advantageous than a villa?

For certain amounts, it is impossible to purchase a single villa in a prestigious area, but acquiring several studios is realistic. Additionally, studios for short-term rental frequently generate higher returns than a single large apartment.

03Is it better to acquire properties within a single development complex?

Yes, this simplifies management and rental operations, and a single reliable developer ensures asset liquidity. Furthermore, a consolidated application for properties within one complex is processed more conveniently.

04How are properties aggregated for the program?

Their combined value must meet the threshold of 2 million dirhams. The registration is conducted in such a manner that the portfolio is counted as a single foundation—through a consolidated application to the Land Department.

05What income do rental studios generate?

Studios in central areas for short-term rental can generate approximately 7.5% per annum. Actual returns depend on the specific property, location, and management, but a portfolio of smaller properties often yields higher returns than a single villa.

06Do you want a Golden Visa and a profitable asset, but lack sufficient funds for a single villa?

We will assemble a smart portfolio: select several studios within one complex, aggregate their value to meet the threshold, and register your Golden Visa through a consolidated application—so you obtain both residency status and rental income.

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.