How to Check Property Value in Dubai Online: 3 Ways, From Free Sold Prices to a DLD Valuation

How to Check Property Value in Dubai in 2026?

Here is how each of the three ways works, what it costs, and how to use the number you get.

There are three main ways to check the prices online:

1. Sold Prices on the Dubai Land Department Website

The DLD keeps a list of the homes sold in Dubai, with the price of each sale, and anyone can search it online. In this way you find the recent sales of homes like yours and work out a value from them yourself.

Start with this way. It takes the longest of the three, but it is the only one where you see the real sales yourself. It works for any home: one you want to buy, one you want to sell, or one you already own.

One thing to know before you begin. The DLD's list does not show flat numbers, or the names of buyers and sellers. So you cannot look up the price of one exact flat.

What you can do is find homes like yours that were sold lately in the same building, and work out a price from those sales. There are six steps.

Step 1: Write down the facts about the home

Before you search, you need to know exactly which home you are valuing. Write down these five things:

• the name of the building or project
• the area it is in
• the number of bedrooms
• the size of the home
• whether the home is finished or still being built

If you own the home, the size is on your title deed. That is the DLD's paper that proves who owns a finished home. If you saw the home in an advert, the advert gives the size, in square feet.

Step 2: Open the DLD's list of sold prices

Go to the real estate data page on the DLD's website. The page has nine tabs across the top. It opens on the tab you need, which is called Transactions. This is the tab that lists the sales.

Below the tabs is a short search form. Below the form is a table, and your results will appear in that table.

Step 3: Fill in the search form

The form has eight boxes. Fill them in as the table below shows. Then the results will show only sales of homes like yours.

Two of the boxes need care:

• Area uses official names, and these are sometimes different from the names people use. For example, the form lists Jumeirah Village Circle as Al Barsha South Fourth, and Dubai Marina as Marsa Dubai. If you cannot find your area, look at your title deed or ask a property agent for the official name.
• Property Type has only three choices: Land, Building and Unit. A flat is a Unit. If the home is a villa or a townhouse, leave this box on All. The results have a column called Property Sub Type, and it tells you what kind of home each row is.

When the boxes and the security check are filled in, press Search.

Step 4: Pick out the homes like yours

The table now lists every sale in that area for the last six months. There can be hundreds of rows, and each row is one sale. You want only the rows that match your home.

Three columns in the table tell you which rows match:

• Project shows the name of the building or project. Keep only the rows that show your building.
• Room(s) shows the number of bedrooms. Keep only the rows with the same number as your home.
• Property Size (sq.m) shows the size in square metres. Keep the rows where the size is close to the size of your home.

The table uses square metres, and the size you wrote down is probably in square feet. To compare them, divide your square feet by 10.764. A flat of 840 square feet, for example, is about 78 square metres.

For each row you keep, write down two numbers. The first is the Property Size. The second is the number in the Amount column, which is the price that home sold for, in dirhams.

You need at least three sales. If you find fewer than three, change the From Date so that the search covers the last twelve months. You can also include sales in the tower next door. In both cases, treat your answer as rough.

Step 5: Work out the price per square foot

Homes in one building are rarely the same size, so you cannot compare their prices directly. A bigger flat costs more simply because it is bigger. What you can compare is how much the buyer paid for each square foot.

The DLD's table gives the size in square metres. Adverts and agents in Dubai use square feet. So you do two small calculations for each sale you kept:

1. Multiply the Property Size by 10.764. This turns square metres into square feet.
2. Divide the Amount by that number of square feet. The answer is the price per square foot.

Do these two calculations for every sale you kept. Then put the answers in order, from the lowest to the highest, and take the one in the middle. If you have three sales, the middle one is the second. If you have five, it is the third. If you have four or six, take the two in the middle and use the figure halfway between them.

Step 6: Multiply by the size of your home

Now take the middle price per square foot. Multiply it by the size of your own home in square feet. The answer is what your home is likely to sell for today.

Here is an example. Say your flat is 840 sq ft, and you found three sales in your building. We invented these prices to show the calculation.

The three prices per square foot are AED 1,443, AED 1,479 and AED 1,599. The middle one is AED 1,479. Multiply AED 1,479 by 840 and you get AED 1,242,360. So the flat is worth about AED 1.24 million.

2. Instant Online Estimates

An online estimate is a value that a website works out for you. You tell the website which home you mean, and its tool gives you a figure straight away. You do no calculation yourself.

An estimate is useful for a quick first figure, and for nothing more. A computer works it out from the sales records, and nobody visits the home. No office will take it as proof of what the home is worth.

Where to get an estimate

The best known tool is called TruEstimate. Two property websites offer it, Bayut and Dubizzle. Their own guides say the tool uses the DLD's data. The guides do not say whether it costs anything.

A third website works from the address alone. YallaValue is a valuation company in Dubai. Its home page has a search bar where you type any address, and it says the estimate is free.

What to get ready for TruEstimate

The tool has to find your home first. According to the two guides, you can give it any one of these four things:

• The title deed number, and the year of the title deed.
• The Oqood number, and its year. This is for a home that is still being built. Oqood is the DLD's register for homes that are not finished.
• The name of the building, and the number of the flat or villa.
• The DEWA premise number. DEWA is Dubai's electricity and water company, and this is a nine-digit number that belongs to the home's DEWA account.

How to get the estimate

These steps are as the Bayut and Dubizzle guides describe them.

1. Open TruEstimate on Bayut or Dubizzle.
2. Tell the tool which home you mean. Type in one of the four things above.
3. Check the details. The tool shows you what it found about the home, such as the number of bedrooms and the size. If they are right, confirm them.
4. Download the report. The tool gives you a report, and you can save it as a PDF.

The guides say the report shows four things:

• an estimated sale value and an estimated rent
• the rental yield. This is the rent for one year, shown as a percentage of the home's value
• similar homes that were sold or rented
• similar homes that are advertised now

How far to trust an estimate

The tool knows only what the sales records show. So it misses the same things you miss when you read the DLD's table: the floor, the view and the condition of the home. It has not seen the kitchen or heard the noise from the road.

There are two good ways to use an estimate:

• Before the six steps. Get a first figure in a minute, then do the six steps yourself to check it
• After the six steps. Compare the estimate with your own figure. If the two are far apart, look at your list of sales again

3. An Official Valuation From the Dubai Land Department

Sometimes your own figure is not enough, because someone needs a figure they can rely on officially. In that case you ask the Dubai Land Department to value the home for you. You pay a fee, and the DLD emails you a certificate that states what the home is worth.

Most people never need this certificate. If you are buying, selling, or just curious, the sold prices in the first way tell you what you need, and they are free. You pay for a certificate only when someone asks you for one.

Who can apply

Only the owner of the home can apply. The DLD asks for a signed letter from the owner, so it will not value a home for anyone else.

This matters if you are a buyer. You cannot order a certificate for a home you are thinking of buying. If you want one, you have to ask the seller to apply.

What to get ready

The DLD's Property Valuation service asks for four things:

• The request form. The DLD calls it the property evaluation request form, and you download it from the service page.
• A letter from the owner asking for the valuation, with a copy of the owner's passport or Emirates ID.
• A map of the property. The DLD accepts the municipality map, which it says is valid for one year, or the planning map.
• Recent photos of the property.

How to apply

1. Choose where to apply. You can use the Dubai REST app, which is the DLD's own app. You can use Dubai Now, the Dubai government's app for many services. Or you can go to a real estate services trustee centre, a private office that the DLD has approved to do its work.
2. Enter the details and attach the four things above. In the apps you do this yourself. At a trustee centre, the staff do it for you.
3. Pay the fee. It is AED 4,020 for a flat or a villa. A trustee centre adds AED 230 plus VAT for its work.
4. Wait for the email. The certificate comes by email. The DLD says it is instant for flats and attached villas, and takes seven working days for other kinds of property.

When You Need an Official Property Valuation in Dubai

People most often ask about an official valuation for two reasons: a Golden Visa and a home loan. The two work differently. For a Golden Visa you may need a valuation certificate. For a home loan you do not order one, because the bank arranges its own valuation.

For a Golden Visa

The Golden Visa is a residence visa that lasts ten years. One way to get it is to own property in Dubai worth AED 2 million or more.

To decide whether your home reaches AED 2 million, the DLD looks at the price you paid for it. The DLD's Golden Visa page says the purchase value must be AED 2 million or more "at the time of purchase".

That leaves two cases:

• You paid AED 2 million or more. The price you paid is what counts.
• You paid less than AED 2 million, and the home is worth more now. This is the one case where a valuation matters, because it shows what the home is worth today.

Two official websites speak about the second case. Dubai's residency office is called the General Directorate of Identity and Foreigners Affairs. It says a valuation certificate "may be accepted" if it comes from a valuation office that the DLD has licensed. The DLD's visa centre says an official evaluation certificate is required in this case.

These pages do not say plainly which certificate the visa centre wants: the DLD's own certificate, or one from a valuation office that the DLD has licensed. So ask the visa centre before you pay for either.

Read the full guide: UAE Golden Visa through property and how to apply

For a mortgage

A mortgage is a home loan from a bank. Before the bank lends you money, it wants to know what the home is worth. It does not use your figure. The bank arranges its own valuation as part of your loan application, and you pay the fee for it.

Our guide to a mortgage in Dubai explains how large a share the bank can lend. Our guide to the cost of buying property in Dubai lists the fees the bank charges.

How to Read the Value You Get for a Property in Dubai

Whichever of the three ways you used, you now have a figure for the home. What you do with that figure depends on why you wanted it. The three cards below cover a buyer, a seller and an owner.

In all three cases the figure is a value for today. Prices in Dubai go up and down. If your figure is more than a few months old, do the check again. Our Dubai property market report shows whether prices have been rising or falling.

If you are checking the value of a home because you want to buy it, our guide on how to buy property in Dubai takes you through the steps that come next.