The official Property Valuation Certificate is issued by the Dubai Land Department and states the legal market value of your property. It is the document authorities, banks and courts rely on — to prove your property has crossed the AED 2 million Golden Visa threshold, to calculate the 0.125% gifting fee on a Hiba transfer, to refinance a mortgage, or to settle an estate. We handle the entire case online: internal audit, DLD submission, evaluation follow-up and certificate delivery.
- Service
- 100% online
- Issued by
- Dubai Land Department
- Validity
- 90 days
- Turnaround
- 2–4 working days
One certificate, many applications
A DLD valuation certificate is a mandatory legal requirement across several government and financial procedures.
- Residency eligibility — upgrade to the 10-year Golden Visa or 5-year Retirement Visa once the current value crosses the threshold
- Property gifting (Hiba) — mandatory to calculate the nominal 0.125% gifting fee on transfers to first-degree relatives
- Mortgage and refinance — banks require an official DLD valuation to release equity or approve new terms
- Inheritance and courts — fair valuation of UAE real estate for estate planning and asset distribution
- Corporate tax and audit — asset reporting and capital gains compliance under UAE Corporate Tax
- Ownership transfer — establishes the legal minimum price used for DLD transfer-fee calculation
The DLD process, step by step
A clear path to your official certificate through the Dubai Land Department.
- Internal audit — our evaluators assess the property and set the optimal valuation target for your purpose
- Electronic submission — we open the case on the DLD portal, upload documents and pay the valuation fee
- Evaluation phase — the DLD committee cross-references the audit against current market indices
- Certificate issuance — the legally binding certificate is issued and sent to you digitally
Revaluation for Golden Visa upgrades
Property bought below AED 2 million years ago has often appreciated past the threshold. A current DLD valuation is the only accepted proof, and it is the single most common reason our clients revalue.
- Single ownership — no minimum purchase price, current value is what counts
- Joint ownership — each owner's share must be at least AED 400,000 to qualify
- Multiple properties can be merged into one portfolio valuation
- Mortgaged property is accepted provided the required equity is met
Frequently asked
Ninety days from issuance. Immigration, banks and courts will ask for a fresh certificate after that.
No. The service is completed entirely online — we only need your title deed, passport copy and Emirates ID if you have one.
The Dubai Land Department valuation fee is AED 2,100 for a standard residential unit, plus our service fee, which we itemise in writing before you pay.
Yes, if the current market value has crossed AED 2 million. The revaluation certificate is exactly what proves it.
For off-plan property a developer payment statement is often accepted. For completed property, immigration and courts require the official DLD certificate — a bank's internal valuation is not a substitute.
Typically two to four working days from submission, depending on DLD committee load.
Yes — and it is mandatory. The Hiba gifting fee of 0.125% is calculated on the certified value.
Yes. Dubai property is valued by the DLD; for other emirates we arrange certificates from approved valuers accepted by the relevant authority.