Market & Data · 9 min read
How to check a property's value in Dubai
The EQT Private Office · RERA-registered brokerage · Published May 2, 2026 · Updated August 3, 2026
The most reliable way to check a property's value in Dubai is to review official DLD transaction data for recent sales of comparable units, then confirm with a RERA-registered valuer if you need a formal figure. These records are publicly available and reflect actual prices paid, not asking prices. Together they give an accurate, evidence-based view of what a home is worth. This guide shows how to pull the right comparables, adjust them for a specific unit, use online tools sensibly, and when a professional valuation is worth commissioning.
Key takeaways
- •DLD transaction data shows real prices paid, not just asking prices.
- •Comparing recent sales of similar units is the core of any valuation.
- •A RERA-registered valuer provides a formal figure lenders accept.
- •Adjust comparables for floor, view, size, condition and exact location.
- •Free portals and the DLD's own tools give a useful first estimate.
- •Service charges and building quality also affect resale value.
Start with DLD transaction data
The Dubai Land Department publishes transaction records showing the actual prices paid for properties across the city, accessible through the DLD website and the Dubai REST app. Because these are completed deals, they are far more reliable than listing prices, which are often set 5 to 10% above what buyers finally pay.
Use these records to find recent sales in the same building or community, ideally within the last three to six months, as older data can miss market movements in a fast-moving area. Aim to gather at least three to five genuine comparables rather than relying on a single sale, which could be an outlier.
- •Filter by area, building and property type.
- •Prioritise sales from the last three to six months.
- •Note the price per square foot for each comparable.
- •Watch for outliers such as distressed or off-market deals.
Compare like with like
A raw price is only useful once you adjust for differences between properties. Two apartments in the same tower can vary significantly in value based on floor, view, layout and condition, sometimes by 15 to 20% between a low floor facing the car park and a high floor facing the sea.
Work out the price per square foot from your comparables, then adjust up or down for the specific features of the unit you are assessing. If similar apartments trade at AED 1,500 per square foot and your unit is 900 square feet, that points to roughly AED 1,350,000 before fine-tuning for its exact floor, view and condition. This comparative method is exactly how professional valuers and experienced agents arrive at a figure.
- •Floor level and view (higher and sea-facing usually command more).
- •Exact size in square feet and the efficiency of the layout.
- •Condition, upgrades and whether it is furnished.
- •Building quality, amenities and service charge levels.
Use online tools for a first estimate
Property portals and the DLD's own online services offer quick value estimates and let you browse both current listings and historical transactions. These are a good starting point to sense-check a price before going deeper, and useful for spotting the general trend in an area over the past year.
Treat automated estimates as a guide rather than gospel. They rely on averages and cannot always account for a specific unit's floor, view, upgrades or condition, so a renovated apartment can be worth well above the automated figure. Always cross-check any estimate against real transaction data before you rely on it.
Read the wider market before you conclude
A single unit's value sits within a broader market cycle, so it helps to look beyond your own building. Track how average price per square foot in your community has moved over the past year, whether transaction volumes are rising or thinning, and how much new supply is due for handover nearby. A wave of new completions can soften prices even for well-located resale units.
Timing and momentum matter as much as the comparables themselves. In a rising market, a value based on sales from six months ago may understate today's figure, while in a cooling market it may overstate it. Reading direction of travel, not just the latest data point, helps you price a sale competitively or avoid overpaying as a buyer.
- •Check the 12-month trend in price per square foot for the community.
- •Note whether transaction volumes are rising or falling.
- •Account for upcoming new supply due to hand over nearby.
- •Weigh market momentum, not just the single latest comparable.
Get a formal RERA valuation
When you need a definitive figure, for a mortgage, a sale, a dispute or probate, commission a RERA-registered valuer. They inspect the property, analyse comparable sales and market conditions, and issue a formal valuation report that lenders and authorities accept as authoritative.
A professional valuation costs a set fee, commonly in the region of AED 2,500 to AED 3,500 for a standard apartment, but removes guesswork. It is especially worthwhile before listing a property for sale, so you price accurately, or when applying for finance, since the bank will lend against the valued amount rather than the asking price, and a low valuation can otherwise derail a deal at the last minute.
Frequently asked
How do I find out what a Dubai property is worth?+
Start with DLD transaction data to see real prices paid for similar units nearby, then adjust for floor, view, size and condition. Online portals give a quick estimate, but for a definitive figure commission a RERA-registered valuer. Combining official transaction records with a professional valuation gives the most accurate and defensible value.
Is DLD transaction data public?+
Yes. The Dubai Land Department publishes transaction records showing actual prices paid across the city, accessible through its online services and app. Because these reflect completed deals rather than asking prices, they are the most reliable basis for checking value. Focus on recent sales, ideally within three to six months, for the most relevant comparison.
How much does a property valuation cost in Dubai?+
A formal valuation from a RERA-registered valuer is charged as a set fee, commonly around AED 2,500 to AED 3,500 for a standard apartment, varying with property type and value. Banks usually require one when approving a mortgage and often arrange it as part of the process. The cost is modest for the certainty it provides.
Why do asking prices differ from DLD sold prices?+
Asking prices are set by sellers and often include negotiating room, so they tend to sit above the final sale price. DLD data records what buyers actually paid. Comparing the two shows the typical gap in a given area and helps you avoid overpaying or, as a seller, overpricing your own property.
Do service charges affect a property's value?+
Yes. High service charges, billed through the Mollak system, reduce net rental yield and can make a unit less attractive to buyers, softening its resale value. Buildings with reasonable charges and strong management often hold value better. Always factor service charge levels into any assessment of what a property is genuinely worth.
How many comparable sales do I need to value a property?+
Aim for at least three to five genuine comparables, recent sales of similar units in the same building or community within roughly the last six months. More data smooths out one-off deals such as distressed sales. Adjust each comparable for floor, view, size and condition, then take a considered range rather than relying on any single figure.
