How do I find out what my Dubai property is worth?

Start with what comparable units in your own building have sold for, from Dubai Land Department records over the last six to twelve months. Reduce each sale to a price per square foot, adjust for your floor, view and condition, then multiply back up by your size. That gives you a range you can defend. A free online estimate is worth checking against, but it is not the answer on its own.

Are Bayut and Property Finder price estimates accurate?

Tools like TruEstimate are a reasonable place to start, but they draw on listing data as well as transactions, so they tend to come out above what units sell for. Treat the figure as the top of a range and check it against closed DLD transactions in your building.

How much do asking prices differ from sold prices in Dubai?

Asking prices in Dubai usually sit about 5% to 15% above where deals close, depending on the area and how busy it is. Valuing off the listings around you will nearly always give you a flattering figure, which is why registered transactions are the better base.

When do I need an official or RICS valuation?

For a mortgage, a court or rental dispute, probate, or a company share transfer, you need a formal valuation from a RICS-registered valuer, and banks appoint their own. The Dubai Land Department also runs an official valuation service. For your own buying, selling or annual review, a careful estimate from DLD sales is usually enough.

Does a high service charge lower my property's value?

Yes. Buyers and their agents now price the per-square-foot service charge into offers, because it is a cost that stays with the unit for as long as anyone holds it. A building charging well above its neighbours loses out twice, on the rent it can ask and on what it fetches at resale.

How do you value an off-plan property in Dubai?

An off-plan unit has no resale history yet, so you work from two things: the developer's current price list for the units still on sale, and resale prices for completed units in the same project or a close neighbour. Your Oqood registration records the purchase with the DLD, but a market value only settles once the building completes and the first resales register. Until then, treat any figure as a wider range than you would for a ready unit.

How to value a Dubai property, from what sold.

How to put a value on your Dubai home from the prices that registered with the Land Department, rather than the ones in the agents' windows.

To value a Dubai property, start with what similar units in your own building sold for on Dubai Land Department records. Leave the asking prices around you out of it; they typically run 5% to 15% high. Then adjust for floor, view, size, condition and the service charge. A bank or RICS valuation is the formal version of the same exercise.

In short

Value from closed DLD transactions in your building rather than the listings around you. Asking prices in Dubai typically sit 5% to 15% above what units sell for.
Four things move the value most: the building and its location, the floor and view, the size and layout, and the condition, age and service charge.
Free estimates like Bayut's TruEstimate are a starting point. They draw on listing data and tend to come out high.
For a mortgage, a dispute or probate you need a RICS-registered valuation. The DLD also runs an official valuation service.
A high service charge that eats into your yield also lowers your resale value, because buyers price in what the unit costs to hold.

Start with what sold

The place to start is the record of what units like yours have changed hands for, rather than a website estimate. The Dubai Land Department registers every sale. Filter those registered prices to your building or its near neighbours and to the last six to twelve months, and you have the most reliable evidence available to you.

Listings are a noisier version of the same information. An asking price is a hope, set with room to negotiate, and across Dubai it typically sits 5% to 15% above where deals close. If you read your value off the portals you will almost always end up with a figure that is too high.

What moves the number

The building and the location.
Two identical floor plans in different buildings, or different communities, are different assets. Anchor to your own building first, then your own cluster, before you widen out.
The floor and the view.
Height and outlook can move the price per square foot by double digits within the same tower. A high floor with an open or water view is a different unit from a low floor facing a wall.
The size and the layout.
Price per square foot usually falls as size rises, so a large unit is not simply a small one scaled up. A wasteful layout, or a room the market does not value, discounts the whole unit.
The condition, the age, and the service charge.
An upgraded unit earns a premium and a tired one takes a discount. An older building or a high Mollak rate pulls the value down, because buyers price in what the unit will cost them to hold.

Which valuation, and when

Which valuation to use, and what each is good for

Method	Best for
DLD closed transactions, your own estimate	The most reliable read, free, for buying, selling or a yearly review
Free estimate (TruEstimate, YallaValue)	A quick ballpark, knowing it tends to come out high
Agent market appraisal	A sale-ready price, allowing for the agent wanting the listing
RICS-registered valuation	A mortgage, a court or rental dispute, probate, a company transfer
DLD valuation service	An official figure from the Land Department itself

A practical guide for owners, June 2026. For anything legal or lending-related, use a RICS-registered valuer or the bank's appointed one.

Value it yourself in five steps

Pull the recent sales in your building.
On the DLD record or in the Dubai REST app, list the registered sales in your building over the last year. If your building is small, widen to the immediate cluster of similar towers.
Reduce each one to a price per square foot.
Divide each sale price by the unit's size. This gives you a figure you can compare across units that are not exactly like yours.
Adjust for floor, view and condition.
Move up or down from the building average according to your floor, your outlook, and how your unit compares with the ones that sold.
Multiply back up by your size.
Your adjusted price per square foot times your square footage is your working value. Expect a range of a few percent either side. A single exact figure suggests more certainty than the market gives anyone.
Cross-check, and discount the listings.
Compare with a free estimate as a sanity check, expecting it to read a little high, and set the nearby asking prices aside.

General information, not a formal valuation. Reviewed June 2026.

A worked example

Say you own an 810 square foot one-bed in Dubai Marina, and three units like yours have registered sales in the building over the past year. Reduce each to a price per square foot, take the average for the building, then adjust for what sets your unit apart. Yours is on a high floor with an open marina view, so it earns a premium over the building average.

Valuing an 810 sq ft Marina one-bed from three registered sales

Step	Figure
Sale 1: AED 1,650,000 at 820 sq ft	AED 2,012/sq ft
Sale 2: AED 1,580,000 at 800 sq ft	AED 1,975/sq ft
Sale 3: AED 1,720,000 at 850 sq ft	AED 2,024/sq ft
Building average	About AED 2,000/sq ft
Adjusted for high floor and open view, +8%	AED 2,160/sq ft
Your value: AED 2,160 times 810 sq ft	AED 1,749,600
Working range	AED 1.70M to 1.80M

Illustrative figures of the kind that register for a Dubai Marina one-bed. Your own building's recorded sales are the inputs that count. Not a formal valuation.

What you end up with is a range. AED 1.70 million to 1.80 million is a figure you can defend; AED 1,749,600 to the dirham is a precision the market will not honour. A free online estimate for the same unit would probably come out a little above this range, because it draws on the asking prices around you. Stay anchored to what sold.

Questions

How do I find out what my Dubai property is worth?: Start with what comparable units in your own building have sold for, from Dubai Land Department records over the last six to twelve months. Reduce each sale to a price per square foot, adjust for your floor, view and condition, then multiply back up by your size. That gives you a range you can defend. A free online estimate is worth checking against, but it is not the answer on its own.
Are Bayut and Property Finder price estimates accurate?: Tools like TruEstimate are a reasonable place to start, but they draw on listing data as well as transactions, so they tend to come out above what units sell for. Treat the figure as the top of a range and check it against closed DLD transactions in your building.
How much do asking prices differ from sold prices in Dubai?: Asking prices in Dubai usually sit about 5% to 15% above where deals close, depending on the area and how busy it is. Valuing off the listings around you will nearly always give you a flattering figure, which is why registered transactions are the better base.
When do I need an official or RICS valuation?: For a mortgage, a court or rental dispute, probate, or a company share transfer, you need a formal valuation from a RICS-registered valuer, and banks appoint their own. The Dubai Land Department also runs an official valuation service. For your own buying, selling or annual review, a careful estimate from DLD sales is usually enough.
Does a high service charge lower my property's value?: Yes. Buyers and their agents now price the per-square-foot service charge into offers, because it is a cost that stays with the unit for as long as anyone holds it. A building charging well above its neighbours loses out twice, on the rent it can ask and on what it fetches at resale.
How do you value an off-plan property in Dubai?: An off-plan unit has no resale history yet, so you work from two things: the developer's current price list for the units still on sale, and resale prices for completed units in the same project or a close neighbour. Your Oqood registration records the purchase with the DLD, but a market value only settles once the building completes and the first resales register. Until then, treat any figure as a wider range than you would for a ready unit.

Mulki revalues every unit you own as each new sale registers in your building.

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How to value a Dubai property, from what sold.

In short

Start with what sold

What moves the number

The building and the location.

The floor and the view.

The size and the layout.

The condition, the age, and the service charge.

Which valuation, and when

Value it yourself in five steps

Pull the recent sales in your building.

Reduce each one to a price per square foot.

Adjust for floor, view and condition.

Multiply back up by your size.

Cross-check, and discount the listings.

A worked example

Questions

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