Whether you are buying, selling, refinancing, or settling a dispute — a certified property valuation in Dubai is often the first step that determines how the rest of the transaction unfolds. Get it right, and you move forward with confidence. Get it wrong, and you risk delays, rejected applications, or leaving money on the table.
Dubai recorded over 180,000 real estate transactions in 2024 — a record year that brought fresh waves of investors and homeowners into the market. Behind each of those transactions, a reliable property valuation was either the starting point or a critical checkpoint along the way.
Yet for many property owners, the process of requesting a property valuation in Dubai still feels unclear. This guide walks you through the entire process — clearly, practically, and without the jargon.
Why You Need a Property Valuation in Dubai
A professional real estate valuation is required across several key scenarios in Dubai's regulated market.
Mortgage and refinancing — Banks require a certified property valuation before approving any loan. The valuation determines the loan-to-value ratio and directly influences borrowing capacity.
Buying or selling property — An independent property valuation in Dubai gives both parties a transparent, market-backed benchmark for negotiations.
Golden Visa applications — Investors must prove their property meets the AED 2 million threshold through a DLD-recognised property valuation certificate.
Insurance, legal disputes, and financial reporting — From ensuring correct replacement value coverage to IFRS-compliant corporate reporting, accurate real estate valuation serves as the backbone of sound financial decisions.
Step 1: Identify the Purpose of Your Valuation
The purpose shapes everything — from the methodology to the type of report produced. A property valuation for mortgage purposes follows specific bank requirements, while a valuation for litigation must comply with court-admissible standards. A Golden Visa valuation must be issued through DLD's approved channels.
Be clear about what the property valuation is for before engaging a valuer. This avoids rework and ensures the report is fit for purpose.
Step 2: Choose a Certified Valuer
This is where many property owners make their first mistake — choosing based on price rather than credentials. In Dubai, property valuation services must be carried out by professionals who meet specific regulatory standards.
RERA registration — Only RERA-registered valuers can issue legally recognised property valuation reports in Dubai.
RICS qualification — The Royal Institution of Chartered Surveyors sets the global standard for real estate valuation. RICS-regulated firms follow Red Book standards, ensuring international best practice.
DLD licensing — For government-linked processes such as Golden Visa applications or ownership transfers, only DLD-licensed valuers are accepted.
Track record — A firm with deep experience across residential, commercial, and industrial asset classes will apply the right methodology for your property type.
At Reliant Surveyors, our RICS Registered Valuers have delivered over 10,000 property valuations across the UAE and GCC. With RERA Gold Category recognition in 2023 and 2024, and over 48 years of valuation expertise, we bring precision and market insight to every engagement.
Step 3: Prepare Your Documents
Having the right documents ready speeds up the process significantly. Standard documentation for a property valuation in Dubai includes:
Residential — Title deed (or Oqood for off-plan), passport or Emirates ID, floor plan, and any existing tenancy contracts.
Commercial — Title deed, tenancy schedules, service charge statements, and NOC from the developer if applicable.
Mortgage-linked — A bank instruction letter, mortgage reference number, and lending terms in addition to the above.
Golden Visa — Title deed, passport copy, SPA, and if mortgaged, a No Objection Certificate from the bank.
Complete documentation upfront avoids delays and ensures the valuation report is delivered on schedule.
Step 4: The Property Inspection
The valuer schedules a physical inspection to assess condition, location, layout, size, fit-out quality, and any market-relevant factors. Residential valuation inspections typically take 30 to 60 minutes. Commercial assets may require longer depending on complexity.
During the visit, the valuer photographs the property and notes features — views, age, maintenance condition, parking, accessibility — that feed into the final real estate valuation analysis.
Step 5: Valuation Analysis and Report Delivery
After inspection, the valuer analyses the property using internationally recognised approaches:
Comparative method — Benchmarking against recent sales and lease transactions of similar properties.
Income approach — Calculating value based on rental income potential using a market-derived capitalisation rate.
Cost approach — Estimating replacement cost adjusted for depreciation, relevant for specialised or unique assets.
The final valuation report includes methodology, assumptions, market analysis, comparable evidence, and a clearly stated opinion of market value.
Timelines: Most property valuation services in Dubai are completed within 3 to 5 working days. Urgent or bank-instructed valuations can be fast-tracked to 24 to 48 hours.
Common Mistakes to Avoid
Using an unregistered valuer — A valuation report from a non-RERA approved firm will not be accepted by banks, DLD, or courts. Always verify credentials.
Incomplete documentation — Missing tenancy contracts or absent NOCs are the most frequent causes of delays.
Confusing estimates with valuations — Automated online tools are not certified valuation reports. Only a professional property valuation holds weight for legal, financial, or regulatory purposes.
Not disclosing the purpose — A valuation for insurance differs fundamentally from one for lending. Failing to specify the purpose results in a report that may not serve your needs.
Why Reliant Surveyors for Property Valuation in Dubai
Choosing the right property valuation partner is about depth of market knowledge behind every number. Reliant Surveyors has been delivering trusted, RICS-compliant property valuation services across the UAE since 1977.
Our team has valued over USD 150 billion in property and assets, serving 11,000+ clients including leading banks, developers, and government entities. Whether you need a single residential property valuation or portfolio-level real estate valuation, we deliver reports that are accurate, defensible, and built for purpose.
Get in touch with Reliant Surveyors to request your property valuation in Dubai. Reach us at [email protected] or call +971 4255-4683.
Frequently Asked Questions (FAQs)
1. How much does a property valuation in Dubai cost?
Costs vary by property type and purpose, but residential valuations typically start from AED 2,000 and increase for commercial or urgent reports.
2. Is property valuation mandatory for a mortgage in Dubai?
Yes, all banks require an RICS & RERA-approved property valuation before approving any mortgage or refinancing.
3. How long does a property valuation take in Dubai?
Most valuation reports are completed within 1–2 working days, with express options available in 12–24 hours.
4. Are online property valuation tools accepted in Dubai?
No, online estimates are not certified and are not accepted by banks, courts, or Dubai Land Department.
5. Can a valuation be used for Golden Visa applications?
Yes, but it must be issued by a DLD-approved valuer and meet the AED 2 million eligibility requirement.
6. How long is a property valuation report valid in Dubai?
Most banks and authorities accept valuation reports for up to 90 days, subject to market conditions.
