Property valuation certificate in Dubai (Taqeemi): what it is, when you need it and how to get one

If you own property in Dubai, sooner or later someone will ask you for a valuation certificate: the Dubai Land Department (DLD) when you gift a property, the immigration authorities when you apply for a Golden Visa, or a court in an inheritance or divorce case. In Dubai that certificate is usually called a Taqeemi certificate.

In short: a Taqeemi certificate is the official property valuation certificate used in Dubai. It states a property's current market value, is issued by a valuation company licensed by the DLD, and can be checked by anyone on the DLD website or the Dubai REST app. Abu Dhabi and the Northern Emirates have their own equivalents, set by each emirate's land authority.

This guide covers what the certificate is and what it shows, when you need one, who can issue it, how to get one, the different kinds of certificate (property, land and rental), and how it works outside Dubai.

What is a Taqeemi certificate?

Taqeem is the Arabic word for "valuation". A Taqeemi certificate — the DLD spells it Taqyimee — is the property valuation certificate recognised by the Dubai Land Department. It records an independent assessment of a property's current market value, based on its size, location, type and use, and on comparable sales.

The Taqeemi certificate, often called the "blue certificate", is issued by the valuation company — a firm the DLD has licensed — through the DLD's system. It is not the same document as the valuation certificate the DLD issues itself, and the DLD verifies the two separately. Its public service, Verify Taqyimee Certificate, lets anyone confirm a Taqeemi certificate was issued by a licensed firm; it is free to use on the DLD website and the Dubai REST app, and the answer is immediate.

It is a formal document that can be submitted to government departments, courts and other authorities, depending on what it is for.

What does the certificate show?

A Taqeemi certificate typically lists:

• the property's title details and location
• plot size and built-up area
• use type (residential, commercial, industrial and so on)
• the assessed market value in AED
• the valuation date and the date the certificate was issued
• the validity period, six months, as set by RERA
• the valuer's name and registration number
• the valuation company's name and trade licence number
• the certificate number

When do you need a property valuation certificate?

The most common reasons are:

• Golden Visa applications, where the property must meet the market value threshold of AED 2 million (as at October 2026).
• Retirement visa applications based on property investment, where the threshold is currently AED 1 million (as at October 2026).
• Gifting property between family members, where the DLD needs a value for the transfer — particularly when ownership passes at less than market value.
• Ownership changes and other DLD transactions where fees or eligibility depend on the property's value.
• Probate, inheritance and estate planning, and divorce or other legal disputes, where the property's value must be established.
• Corporate audits, IFRS reporting and corporate tax, when property sits on the balance sheet.
• Restructuring for businesses and family offices, and portfolio reviews for investors and landlords.

In many of these cases — especially anything processed by the DLD — the certificate has to come from a DLD-licensed valuer to be accepted.

Mortgages and secured lending are different. A Taqeemi certificate is usually not sufficient for bank lending. The bank needs a valuation for secured lending or mortgage finance purposes, carried out to its own criteria, including the Central Bank's requirements, and it usually instructs a valuer from its own approved panel.

Property, land and rental valuation certificates

The certificate takes a slightly different form depending on what is being valued.

• Property valuation certificate. The standard certificate for a built property — an apartment, villa, office, shop or whole building. Market value is assessed from comparable sales and the property's own characteristics.
• Land valuation certificate. For a vacant plot — residential, commercial or industrial — issued through the same Taqeemi process. With no building to compare, the value rests on the plot's size, permitted use, permitted gross floor area (GFA) and height, and comparable land sales.
• Rental valuation. The market rent of a property rather than its capital value — for example in a rent dispute, or where a landlord and tenant disagree about a rent increase. In Dubai this is decided through the Rental Disputes Centre (RDC); Archers does not issue rental valuation certificates.

Who can issue a valuation certificate? The DLD and RERA

Only valuation firms licensed by the Dubai Land Department can issue a certificate the DLD recognises. Licensing sits with the Real Estate Regulatory Agency (RERA), the DLD's regulatory arm, which registers valuers and firms and sets the standards they work to. That is why you will see the same firms described as "DLD-approved" and "RERA-approved" valuers: in Dubai it is one approval, given by the DLD through RERA.

Licensed firms must follow international and local standards, including RICS and International Valuation Standards (IVS) methods.

Archers is registered with RERA under registration number 28646. Our licensed activities are Real Estate Valuation Services, Real Estate Survey Services and Property Observer. We are also registered in Abu Dhabi for Real Estate Survey Services and Real Estate Pricing Services. Archers is regulated by RICS and is a RICS Tech Partner. You can confirm any Taqeemi certificate we issue through the DLD's Verify Taqyimee Certificate service.

How to get a Taqeemi certificate

You can request a valuation through the DLD's channels, including the Dubai REST app, or go to a licensed valuation firm directly. Either way the valuation itself is carried out by a licensed valuer.

With Archers, the process is:

1. Request. Tell us about the property and why you need the certificate (Golden Visa, gifting, inheritance, audit and so on). The purpose matters: it decides what the certificate must show.
2. Documents. We ask for the title deed, floor or layout plans, your Emirates ID or passport and, if the property is let, the tenancy contract. We check them before anything is submitted, so the application is not held up by a missing paper.
3. Inspection, if required. One of our valuers inspects the property in person. We generally inspect only where the asset is complex, high value or upgraded.
4. Valuation. We analyse comparable sales, rental evidence, market trends and the property's own features.
5. Certificate. You receive a certificate that can be submitted to the DLD or whichever authority asked for it.

How long it takes: usually 1 to 3 working days, depending on the property and its complexity. Our valuation is usually ready the same day, occasionally in two days. The DLD's approval is not in our hands: it is often instant or same day, but in some cases it can take up to five days.

What it costs: the fee depends on the property type, size, asset class and complexity of the valuation. Tell us about the property and we will quote.

Abu Dhabi and the Northern Emirates

Each emirate keeps its own property register, so a Taqeemi certificate is a Dubai document. Outside Dubai:

• Abu Dhabi. Property matters are overseen by the Abu Dhabi Real Estate Centre (ADREC), which keeps its own register of approved valuers. A valuation certificate for an Abu Dhabi property is requested through the emirate's government services platform, TAMM.
• The Northern Emirates — Sharjah, Ajman, Ras Al Khaimah, Umm Al Quwain and Fujairah. Each has its own land and property authority with its own requirements for valuations used in transfers, mortgages and legal matters.

The reasons for needing a certificate are much the same in every emirate: gifting, residency, lending, inheritance and financial reporting. Archers values property in Dubai, Abu Dhabi and the Northern Emirates, so one firm can cover a portfolio that spans several emirates. Our team has valuation experience across all asset classes, in every emirate.

Can you challenge a valuation?

Yes. If you believe the value is unfair, not aligned with the market or not supported by evidence, you can approach the DLD or get another valuation.

Why Archers

• Licensed to issue certificates recognised by the DLD, and regulated by RICS.
• Documents checked before submission, so applications are not returned.
• Valuers who explain the number — how the value affects your gift, visa eligibility or tax position — not only issue it.
• Coverage across Dubai, Abu Dhabi and the Northern Emirates, from a single apartment to a full portfolio or a complex, high-value asset.
• Confidential, and trusted by investors, institutions, banks and law firms.