Can I use a property valuation report for visa, inheritance, or mortgage purposes?

Yes, the property valuation report for investor visa in Dubai , inheritance, or mortgage purposes is an official certificate from DLD and is accepted by Dubai authorities for legal, immigration, and bank procedures.

How long does property valuation in Dubai take?

Valuation certificates for residential apartments and attached villas are issued instantly upon complete submission of all required documents. For all other property types, including vacant land, commercial buildings, and hotels, the standard processing time is five working days from the date of submission, according to the Dubai Land Department.

How much does property valuation cost in Dubai?

DLD valuation fees start from AED 2,020 for vacant land (commercial or industrial) and AED 4,020 for residential villas and apartments. Hotel building valuations cost AED 15,020 per drawing. Additional service partner fees apply when submitting through a Real Estate Services Trustee Centre. All fees are subject to change by the DLD.

What is the difference between market value and DLD appraised value?

Market value is an informal estimate based on current listings, comparable sales, and market opinion, typically provided by real estate agents or online tools. DLD appraised value is an official figure determined through a regulated valuation process conducted by accredited professionals, resulting in a legally binding Real Estate Valuation e-Certificate accepted by all Dubai authorities.

What factors affect property valuation in Dubai?

The DLD valuation considers multiple factors, including the property's location, type, and size; age and physical condition; available amenities; current market conditions; comparable recent transactions; and, for income-generating properties, rental yield and occupancy data. The specific weight of each factor depends on the property category and the valuation methodology applied.

Is property valuation mandatory for selling property in Dubai?

Property valuation is not a mandatory requirement for registering a standard property sale in Dubai. The DLD transfer fee is calculated based on the declared sale value, and the required documents for sale registration do not include a valuation certificate. However, the DLD may request a valuation where the declared price differs significantly from current market value or where the parties are related. A valuation certificate remains mandatory for other transactions, including gift transfers, Golden Visa applications, mortgage approvals, and inheritance proceedings.

Can a property valuation certificate be used for a Golden Visa, inheritance, or a mortgage?

The Real Estate Valuation e-Certificate issued by the DLD is accepted by immigration authorities for Golden Visa applications (minimum property value of AED 2 million), by courts for inheritance and estate division proceedings, and by banks for mortgage approvals and loan-to-value calculations. Applicants for an [investor visa in Dubai](https://egsh.ae/services/2-year-investor-visa) should confirm with the immigration authorities which valuation certificate format is required.

Can non-residents obtain a property valuation certificate in Dubai?

Non-residents who own freehold property in Dubai can apply for and receive a DLD valuation certificate for all legal, financial, and administrative purposes. There is no residency requirement for obtaining a property valuation.

How long is a DLD valuation certificate valid?

The Real Estate Valuation e-Certificate does not have a fixed statutory expiry period. However, banks, courts, and government departments typically require a certificate issued within the preceding 30 days, depending on the purpose. Applicants should confirm the validity requirements with the institution requesting the certificate.

What is the difference between a property valuation and a property inspection?

A property valuation is a formal assessment of a property's fair market value conducted by DLD-accredited professionals using standardised methodologies, resulting in a legally recognised certificate. A property inspection is a technical examination of a property's physical condition, including structural integrity, building systems, and maintenance. It does not produce a market value figure or a DLD-issued certificate.

Property Valuation in Dubai | DLD Valuation Certificate

Property Valuation Services in Dubai

Official Real Estate Appraisal Regulated by the Dubai Land Department

Property valuation in Dubai is an official service regulated by the Dubai Land Department (DLD) through its Real Estate Valuation Services department. The process results in a Real Estate Valuation e-Certificate—a digitally issued, QR-verified document that confirms a property's fair market value for legal, financial, and administrative purposes. The certificate is required for property sale registration, mortgage approval, Golden Visa eligibility, inheritance proceedings, and court disputes.

The DLD is the only competent body authorised to issue official valuation certificates in Dubai. All valuations are performed by DLD specialists or accredited real estate valuation companies operating under the supervision of the DLD. The Real Estate Valuation e-Certificate is legally accepted by all government departments, banks, courts, and immigration authorities in the emirate.

EGSH is an authorised Real Estate Services Trustee under the Dubai Land Department that manages the complete property valuation process, from document preparation and compliance verification through to DLD submission and certificate delivery.

• Authorised Real Estate Services Trustee
• VIP service without queues
• Official government-regulated fees
• Most procedures completed in one visit

According to the Dubai Land Department (DLD), valuation certificates for residential apartments and attached villas are issued instantly upon complete submission; for all other property types, the standard processing time is five working days from the date of submission.

Request a Property Valuation in Dubai

Officially regulated fees
No hidden charges
Queue-free service
VIP support at no extra cost

From AED 2,210

+971 4 612 1810

Visit EGSH

Book an appointment online or visit EGSH directly for VIP assistance with your property valuation application—no queues.

Document Review

EGSH verifies that your property documents, photographs, and supporting records meet all DLD submission requirements before processing.

Application Submission

Your verified documents are submitted to the Dubai Land Department via the official DLD system for professional valuation.

Receive Your Valuation e-Certificate

Collect your official DLD valuation certificate, which is legally valid for all government, banking, judicial, and immigration procedures in Dubai.

Visit EGSH for VIP Service Without Queues

You can stop by EGSH during working hours without an appointment or book your visit at a time that suits you best.

Address
Art of Living Mall, Al Barsha 2, Dubai

Operating hours
Monday–Thursday, Saturday: 9:00 am–5:00 pm
Friday: 9:00 am–12:00 pm, 2:00 pm–5:00 pm
Sunday: Closed

Call +971 4 612 1810 WhatsApp

Request Form and Identification

Complete the official DLD valuation request form and provide the owner’s letter along with a copy of a valid passport or Emirates ID.

Municipality Map and Property Photographs

Submit a recent municipality map valid for one year (or planning map) along with recent photographs of the property being valued.

Documents for Vacant Land

For vacant land designated for a major project, provide a no-objection letter from the master developer or bank and the sale and purchase agreement.

Documents for Buildings, Villas, and Hotels

For built properties, provide built-up area details, unit lists, and Ejari contracts; for hotels, add audited financial records, the management contract, and a tax letter.

Take a 3D Tour of EGSH

VIP Service

Personal assistance and priority processing with no queues.

Affordable Fees

Official government rates with transparent, fixed pricing.

All Services in One Place

Comprehensive range of UAE government services under one roof.

One-Visit Completion

Most procedures are completed in a single visit to the centre.

What Is Property Valuation in Dubai

Property valuation in Dubai is regulated by the Dubai Land Department (DLD), with professional standards set by the Real Estate Regulatory Agency (RERA). The DLD's Real Estate Valuation Services department oversees all official valuations, ensuring that properties across the emirate are appraised transparently and in accordance with internationally recognised professional standards.

Only DLD-accredited valuation companies and certified professionals are authorised to issue official valuation reports. These professionals must comply with DLD valuation standards, including anti-conflict-of-interest policies that prohibit a valuer from conducting an assessment on a property in which they hold a financial interest. The DLD maintains a public register of approved valuation companies, accessible through its official channels.

When Is a Property Valuation Required in Dubai

Property valuation is required across a wide range of real estate transactions and administrative procedures in Dubai. Understanding when a valuation is needed helps property owners plan their applications and avoid delays.

Property Valuation for Ownership Transfer

The DLD may require a valuation certificate when the declared sale price differs materially from current market value or when a transaction involves related parties. A valuation may also be commissioned independently by either party to confirm fair market value before completing a property ownership transfer.

Property Valuation for Mortgage in Dubai

Banks and financial institutions in Dubai require a DLD-issued valuation certificate to determine the loan-to-value ratio before approving a mortgage. The valuation ensures that the loan amount corresponds with the property's verified market value.

Property Valuation for Golden Visa Eligibility

Property investors applying for the Golden Visa for investors must demonstrate property ownership valued at AED 2 million or more. The DLD valuation certificate is the only document accepted by immigration authorities to verify this threshold.

A property valuation certificate may also be required in the following circumstances:

Property gift or donation registration. The DLD requires an official valuation when registering a property gift, as the valuation determines the applicable gift registration fees.

Inheritance and heirs registration. Courts and the DLD require official valuations when dividing an estate among heirs, ensuring that each heir's share is calculated against the property's verified market value.

Remortgage or mortgage transfer. When transferring a mortgage to a new bank, the receiving institution requires a fresh valuation certificate to confirm the property's current market value before processing the new facility.

Court proceedings. Judicial disputes involving property, including divorce settlements, partnership dissolutions, and commercial disputes, require official DLD valuations as legally admissible evidence of property value.

How Property Valuation Works in Dubai

The DLD valuation process follows a structured sequence regardless of whether the application is submitted through a Real Estate Services Trustee Centre or digitally via the Dubai REST or Dubai Now applications.

Step 1 — Application submission. The applicant completes the official Property Valuation Request Form, attaches all required documents, and pays the applicable fees. Applications may be submitted in person at a DLD-authorised Real Estate Services Trustee Centre or digitally through the Dubai REST or Dubai Now applications.

Step 2 — Document verification. The DLD reviews all submitted documents for completeness, accuracy, and compliance with the Department's valuation standards.

Step 3 — Property inspection and assessment. DLD specialists or accredited valuation companies assess the property. The valuer considers the property type, physical condition, location, built-up area, comparable recent transactions, current market conditions, and, for income-generating properties, rental yield and occupancy data.

Step 4 — Certificate issuance. Valuation certificates for residential apartments and attached villas are issued instantly upon complete submission. For all other property types, the standard processing time is five working days. Once approved, the Real Estate Valuation e-Certificate is sent electronically to the applicant's registered email address and can be verified via QR code.

To verify title deed details before submitting a valuation application, property owners can use the DLD's digital verification services to confirm ownership records and property specifications.

Factors That Affect Property Valuation in Dubai

Several interconnected variables influence the valuation figure that DLD-accredited professionals assign to a property. Understanding these factors helps owners anticipate valuation outcomes and prepare supporting documentation accordingly.

Location and proximity. Properties near metro stations, major road networks, waterfront areas, and key landmarks consistently command higher valuations. Community maturity, neighbourhood infrastructure, and proximity to schools and retail also contribute to location premiums.

Property type and size. Villas, apartments, and commercial units are valued differently based on their built-up area, number of units, plot size, and classification. Larger properties do not always carry proportionally higher per-square-foot values—market demand for specific unit types within each community plays a significant role.

Age and condition. Newer and well-maintained properties receive higher valuations. Structural integrity, quality of finishes, and any recent renovations or upgrades are assessed during the physical inspection.

Amenities and facilities. Properties with access to pools, gyms, concierge services, covered parking, and landscaped communal areas typically achieve higher valuations than comparable units without these features.

Current market conditions. Supply and demand dynamics, recent comparable sales recorded in the DLD transaction registry, and broader economic trends all influence the valuation at the time of assessment.

Income-generating potential. For commercial properties, hotels, and residential units with active tenancy contracts, the valuer considers rental yield, occupancy rates, audited financial records, and net operating income when determining fair market value.

Valuation Methods Used by the DLD

DLD-accredited valuers apply internationally recognised valuation methodologies, adapted to local market conditions and regulatory requirements. The three standard approaches are used individually or in combination, depending on the property type and available data.

Sales comparison approach. The property is compared against recent sales of similar properties in the same area, with adjustments made for differences in size, condition, age, amenities, and location. This is the most commonly used method for residential properties in Dubai, where the transparency of the DLD transaction registry provides extensive comparable data.

Income approach. Applied primarily to rental and commercial properties, this method assesses value based on the property's income-generating potential. The valuer calculates the net operating income and divides it by the prevailing market capitalisation rate to arrive at a value figure. This approach is essential for hotel valuations and multi-unit residential investments.

Cost approach. This method estimates the cost to replace or reproduce the property from the ground up, minus accumulated depreciation, plus the current land value. It is used for specialised buildings, new developments, and properties where comparable sales data is limited—such as purpose-built facilities, industrial assets, or custom villas on unique plots.

In practice, valuers may combine two or more methods to produce the most accurate and defensible valuation. The chosen methodology is documented in the final report and subject to DLD review before the Real Estate Valuation e-Certificate is issued.

Property Valuation Fees in Dubai

The official DLD fees for property valuation vary by property type. The current fee schedule, as published by the Dubai Land Department, is as follows:

Property Type	DLD Fee (AED)	Knowledge Fee (AED)	Innovation Fee (AED)	Total (AED)
Vacant land (commercial/industrial, grant ownership)	2,000	10	10	2,020
Vacant land (major project or phase)	10,000	10	10	10,020
Residential villa or apartment with land	4,000	10	10	4,020
Hotel building with land (per drawing)	15,000	10	10	15,020
Agricultural land and buildings (commercial/industrial/villa compound)	6,000	10	10	6,020

Additional service partner fees apply when applications are submitted through Real Estate Services Trustee Centres: AED 180 + VAT for vacant land (grant ownership); AED 230 + VAT for residential villas and apartments; AED 430 + VAT for major project land; and AED 530 + VAT for hotel buildings. Payment is accepted via ePay, credit card, or cash at the service centre.

All fees are current at the time of publication and subject to change by the Dubai Land Department. Applicants should confirm the latest fee schedule directly with the DLD or an authorised Real Estate Services Trustee Centre.

Required Documents by Property Type

The DLD requires a standard set of documents for all valuation applications, with additional documentation depending on the property category.

All property types: Property Valuation Request Form, owner's letter and valid passport or Emirates ID, recent municipality map (valid for one year) or planning map, and recent property photographs.

Property Type	Additional Documents Required
Vacant land (residential/commercial/industrial)	No-objection letter from master developer or bank; sale and purchase agreement
Residential villa or apartment	Built-up area details; list of villas/units; Ejari contracts; financial records for income-generating properties (3 years)
Hotel building	Built-up area; room rental value; facility details; audited expenses and net profits (3 years); hotel management contract; tax letter from municipality
Agricultural land with buildings	Same as residential/commercial plus land classification documentation

Where to Apply for Property Valuation in Dubai

The DLD provides several official channels for submitting property valuation applications.

Real Estate Services Trustee Centres. Authorised providers such as EGSH verify documents, process fees, and submit valuation requests directly to the DLD on behalf of applicants. This channel offers in-person document verification and immediate assistance with any compliance issues before submission.

Dubai REST App. The DLD's official mobile application allows property owners to submit valuation requests digitally by uploading required documents and paying fees electronically.

Dubai Now App. An additional digital platform that provides access to DLD services, including property valuation applications.

Regardless of the submission channel, the DLD issues the final Real Estate Valuation e-Certificate. The certificate is legally valid for all government, banking, and judicial procedures in Dubai.

Property Valuation Through an Authorised DLD Trustee vs. Private Valuation Companies

Property owners in Dubai encounter two types of providers when arranging a property valuation: DLD-authorised Real Estate Services Trustee Centres and private real estate valuation companies accredited by RERA.

Private valuation companies in Dubai conduct independent property assessments for a range of purposes, including internal portfolio reviews, pre-acquisition due diligence, and advisory reports. These firms employ RERA-accredited valuers who perform physical inspections and produce detailed appraisal reports. However, only valuations processed through the DLD's official system result in a Real Estate Valuation e-Certificate — the sole document accepted by government departments, courts, banks, and immigration authorities for transactions such as ownership transfer, mortgage registration, Golden Visa eligibility, and inheritance proceedings.

An authorised Real Estate Services Trustee Centre such as EGSH manages the complete DLD valuation process on behalf of the property owner. This includes document preparation, compliance verification against DLD requirements, submission through the official DLD system, fee processing, and delivery of the final e-Certificate. The DLD assigns accredited valuation professionals to conduct the property assessment as part of this process, so the applicant does not need to engage a separate valuation company independently.

For property owners who require a legally recognised certificate rather than an advisory opinion, submitting through a DLD-authorised trustee ensures that the valuation is processed, assessed, and certified within the official regulatory framework from start to finish.

Validity and Common Issues

The Real Estate Valuation e-Certificate does not carry a fixed statutory expiry period. However, banks, courts, and government departments may require a certificate issued within the past 30 days, depending on the purpose and the institution's internal policies. Property owners should confirm validity requirements with the requesting authority before relying on an existing certificate.

Common causes of valuation delays or rejections include incomplete documentation, outdated municipal maps, missing financial records for income-generating properties, and discrepancies between the title deed and the submitted property specifications. Preparing all documents in advance and verifying their accuracy before submission reduces the risk of processing delays.

Government Services Center Manager / Legal Consultant

Explained by

Omar Abdulaziz Ali Al Qassim

Government Services Center Manager / Legal Consultant

Omar Abdulaziz Ali Al Qassim is a Government Services Center Manager and Legal Consultant with 8 years of experience. He specialises in real estate, licensing, residency, labour, and Ejari services, ensuring accurate and compliant processing across DLD, MOHRE, GDRFA, and DET systems.

About the Expert

Initial Sale Registration

Official registration of primary real estate sales in Dubai with EGSH support.

From AED 3,772

Title Deed Verification in Dubai

Confirm the authenticity and current registration status of any property certificate through EGSH.

From AED 2,197

Mortgage Registration

From AED 3,247

All Services

View all Real Estate & Property Management Services

Frequently Asked Questions

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Great service and quick turnaround time with EGSH Emirates Government Services Hub. A special thank you to Maria Claudia Garcia for the support throughout — very knowledgeable about the process, very responsive with proper follow up. Thank you.

Excellent service! Ms. Zara was very professional, kind, and helpful throughout the entire process. Everything was handled smoothly and efficiently. Highly recommended. Thank you, Zara!

I had a fantastic experience processing visa applications for my wife and three children at EGSH. The entire process was incredibly smooth, and the team provided helpful guidance at every step of the way.

Hassle-free experience at this center! Mr. Amir was really helpful and professional! And about the center itself, it has a good capacity and the infrastructure to handle a lot of clients at the same time so your time will not be wasted, waiting in line here.

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Best place for all government cases

Excellent service, very smooth and fast. Maria was taking care of my case and she did an amazing work! Muchas gracias

Our license renewal experience was excellent: very efficient and great service (thank you Jessica). Will definitely use this service center only going forward.

Zara efficiently expedites visa, trade license, and various government-related work requests through a single communication channel.

Fantastic customer service, Zara was very professional and extremely helpful. What a great experience, Ejari done in no time at all.

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Professional place, thanks for Amir for his support, very helpful!

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I Had a Great Experience with EGHS. Mr Amir was my advisor and the person who handled my documents Fast and efficiently for process of Golden Visa

Dear Team EGSH I would like to sincerely express my appreciation and gratitude for the outstanding support and assistance provided by Zara Moshiri

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Perfect place to get Government related services, also for property transfer services.

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Zara helped to get my Ejari completed. I recommend service here

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I would like to express my appreciation to Ray from EGSH for his outstanding assistance in handling the transfer of our property at Rove Hotel. He was very helpful, accommodating, and patient throughout the entire process, from addressing transaction concerns and verifying documents to the actual property transfer and ensuring the new owner received the title deed…

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Had an amazing service for the transfer of property there, specially Rachel Rahmat she was very helpfull throughout the process, looking forward to work more.

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This is probably the best government service hub in Dubai. You come in, asked to be seated, and the staff will come to you instead of standing on the reception and on queue. They will offer you tea and water are available at each table. Really embodies the Emirati hospitality and what seamstresses Dubai is known for.

I was here the morning of this post. The concierge like service with a contact person arranging for you all the difeerent interactions is making the interactuon as smooth as possible. A truly delightful experience and a true commitment to service excellence, thank you for the great experience and for the initiative to present government interactions in this way!

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I’ve been here for the first time and I can say that this organization definitely worth to come here and make all proceeds with their help! We were changing the owner and such difficult process was really easy for us with your help and most of the time it was done online. So I’m very grateful to Mrs Zara and her support during all the process❤️

I had an excellent experience with Natalia Baiamonte from EGSH while getting Ejari certificate. From the very beginning, she was professional, attentive, and extremely helpful. Natalia guided me through the process clearly, answered all my questions with patience, and made task feel simple and stress-free. Highly recommend Natalia for her outstanding customer service and dedication!

We had great experience with Amal She is so helpful and awesome She stayed with us over her duty today just to finish her work Thanks Amal

I had a really good experience with EGSH (Emirates Government Services Hub). Everything went smoothly and the team was super helpful. Special thanks to Zara and Amal. they were so supportive and kind throughout the process. Really appreciate it!

I had a great experience with this office. They handle everything related to company setup, residency, Golden Visa, DLD, and more. The office is very clean, modern, and welcoming, and the staff are extremely professional and polite. A special thank to Ms. Zara for her kindness and guidance throughout the process so smoothly and professionally, and to Ms. Amal for managing the administrative registration.

Zara is the best always attentive to every requests and helping with a solving problems without delay thank you Zara❤️🌸 …

Absolutely stunning office, i am awestruck. No one can beat Dubai for the kind of hospitality you get in a government office… Its mind-blowing 😍 i wish i could give a 10 star rating (double) on 5 🤩

I had a great experience with EGHS. I was assisted by Sarah Almeida and she delivered an amazing service. Very attentive, promptly responded my messages and guided me throughout the process. It was all very smooth and done very quickly. I highly recommend and I’ll definitely use their services again.

I received really attentive and fast service from Sarah, got all the documents even earlier than promised. Thank you! 😁

One of the best people to work with. These guys are really smart and professional. Thanks to Ms Zara

Zara helped me with my services and the process was very easy and she was very helpful

Visit Our Centre

Address

Art of Living Mall, 1st Floor, Al Barsha 2, Dubai, UAE

Phone

+971 4 612 1810

info@egsh.ae

Working Hours

Official Sources and References

Dubai Land Department (DLD) — The government authority responsible for real estate registration, regulation, and valuation in the Emirate of Dubai.

Real Estate Regulatory Agency (RERA) — Operates under the DLD; sets professional standards for valuers and real estate practitioners in Dubai.

Dubai REST — DLD mobile application — Digital platform for submitting DLD service requests, including property valuation

Important Notice

The information on this page is provided for general reference and was accurate at the time of publication. Government fees, document requirements, processing times, and eligibility criteria are subject to change by the Dubai Land Department and other relevant authorities. For the most current information, verify directly with the DLD or an authorised Real Estate Services Trustee Centre.

Property Valuation in Dubai