Insights · AXD Real Estate Dubai
Dubai Property Valuation — RICS Red Book, RERA Valuer, Costs & Methodology 2026
Having a Dubai property officially valued — RICS Red Book and the RERA valuer process
A valuation in Dubai is not a broker's estimate but a regulated appraisal. Only RERA-licensed valuers with a Trakheesi permit may issue appraisals for regulated purposes — mortgage, estate settlement, sale dispute, balance-sheet valuation. Most of the top firms (Knight Frank, JLL, CBRE, Cavendish Maxwell, Asteco, Savills, ValuStrat) are concurrently RICS-accredited under the Red Book Global Valuation Standards. For DACH owners, the Red Book appraisal is at the same time the highest form of market-value evidence recognized by the German tax office for gifts, inheritances and asset transfers.
The three valuation approaches under the RICS Red Book
| Approach | Methodology | Typical application |
|---|---|---|
| Comparable (comparison value) | DLD reference transactions, adjusted for location, floor, condition | Residential / strata area |
| Income (income value) | NOI capitalization with market cap rate, if applicable DCF | Buy-to-let, commercial, hotel |
| Cost (asset value) | Reproduction costs land + building, less depreciation | Special-purpose properties, special uses |
For standard residential units, Comparable is determined as the primary value, Income is checked as a cross-check. If both agree within ±10 %, the report is considered robust.
Use cases — when an official valuation is mandatory
- Mortgage: UAE bank requires valuation by a bank panel valuer before LTV determination — see Mortgage for Non-Residents.
- Early repayment / refinancing: new appraisal for renegotiation of the LTV.
- Estate settlement: determination of value for DIFC will or Sharia estate settlement — see DIFC Testament.
- Sale dispute: as evidence in RDC proceedings or court proceedings.
- DACH tax: gift or inheritance tax declaration, balance-sheet valuation of GmbH/holding assets — the Red Book report is the gold standard. Link to the gift-tax mechanics.
- Insurance valuation: reproduction value for building/contents insurance.
Selecting the valuer — what matters
- Trakheesi permit visible (DLD website, "Registered Valuer Directory") — without a permit the appraisal is not usable.
- RICS accreditation (MRICS, FRICS) for international recognition and tax use in DACH.
- Specialization — residential vs. commercial vs. hotel/serviced apartment differs substantially.
- Track record DLD transaction comparison data: a valuer without access to the DLD transaction history delivers weaker comparables.
- Language: Most licensed firms work in English; a German translation for submission to the DACH tax office is arranged by AXD on request.
Costs and process
- Residential: AED 2,500–5,000 per valuation — standard report 15–25 pages incl. methodology, comparables, conclusion.
- Commercial / large properties: AED 7,500 and up, depending on cash-flow complexity and model depth (DCF).
- Express service: 25–50 % surcharge for 24–48-hour delivery.
- On-site inspection typically 60–90 minutes — bring a copy of the title deed, Ejari (if rented), OA service-charge statement.
- Delivery: PDF report digital, if applicable certification (Notary Public) for submission in DACH.
Sources
- Law No. 7 of 2006 — Real Property Registration in the Emirate of Dubai
- Law No. 13 of 2008 — Regulating the Interim Real Estate Register in the Emirate of Dubai
- RICS Valuation — Global Standards (Red Book), Royal Institution of Chartered Surveyors
- Dubai Land Department — Registered Valuer Directory (Trakheesi)
- Knight Frank, JLL, CBRE, Cavendish Maxwell, Asteco, ValuStrat — Dubai Market Reports
Note: The AED price ranges stated are customary market values and not fixed prices. Obtain specific quotes from two to three RICS-accredited valuer firms — AXD arranges this directly on request.
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