How Dubai Regulates Real Estate and Valuation via DLD and RERA

Dubai’s real estate market has grown rapidly over the past two decades, but behind the headlines of luxury towers and record-breaking transactions is a well-structured regulatory system designed to protect buyers, investors, and the wider economy.

Whether you're purchasing a home, applying for a Golden Visa, or gifting property to a family member, it’s important to understand how Dubai’s property and valuation sectors are regulated - and how this regulation has evolved over time.

The Key Regulatory Authorities

Dubai’s real estate sector is regulated by two main government bodies:

• The Dubai Land Department (DLD), which oversees property registration, sales, title deeds, and official real estate documentation.
• The Real Estate Regulatory Agency (RERA), established under Law No. 16 of 2007, which regulates real estate brokerage, property management, escrow accounts, and service charge governance.

These authorities were introduced to bring order, transparency and accountability to a previously informal sector. Since the implementation of Law No. 7 of 2006 concerning land registration, Dubai’s property rights and ownership structures have been governed by clear legal frameworks.

Regulation of Property Valuation

Valuation in Dubai is not unregulated - in fact, it’s one of the most regulated and transparent in the region, as well as being a key cornerstone of real estate (an industry synonymous with the success of Dubai). Executive Council Resolution No. 2 of 2013 formally established standards for valuation services, requiring firms and individuals to be licensed and approved by the DLD. The department also maintains an official list of registered and qualified valuation companies - only those listed may provide valuations for legal, financial or procedural purposes.

At Archers, we are proud to be listed as a DLD-approved valuation firm, and our work follows both the local regulatory requirements and the international standards set by the Royal Institution of Chartered Surveyors (RICS).

When is a Regulated Valuation Required?

There are several common scenarios where a certified valuation is mandatory in Dubai:

• Golden Visa Applications: Under Cabinet Resolution No. 56 of 2018 (and its subsequent amendments), foreign investors can obtain long-term residency if they meet certain investment thresholds - including real estate ownership. Applicants must submit a DLD-compliant market valuation to prove eligibility.
• Gifting Property to Family Members: Governed by DLD’s administrative procedures and linked to the fees structure set under Executive Council Resolution No. 30 of 2013, gifting between first-degree relatives (spouse, parent, or child) requires a formal valuation to calculate the applicable 0.125% gifting fee.
• Bank Lending and Refinancing: The Central Bank of the UAE has issued circulars that direct banks to rely on independent, third-party valuations before issuing mortgages or refinancing loans. These valuations must be carried out by DLD-licensed valuers.
• Court Proceedings or Inheritance: When properties are subject to legal dispute, succession planning, or inheritance, valuations are often required to establish equitable distribution or confirm market value for estate purposes. In these cases, the courts generally require evidence from a certified valuer.

A Market Built on Governance and Transparency

Dubai’s regulatory system is built to provide certainty - for investors, banks, and individual owners alike. The introduction of formal legislation such as Law No. 8 of 2007 (which established RERA) and Executive Council Resolution No. 2 of 2013 (which formalised the valuation process) has helped ensure that the real estate sector operates with fairness and integrity.

As one of Dubai’s registered valuation firms, Archers continues to work closely with the DLD and RERA to deliver compliant, independent valuation advice. Whether you're preparing a Golden Visa application, transferring property to family, going through the audit process or conducting your own due diligence on your assets, we can support you with clarity, accuracy and full regulatory alignment.

If you need guidance on the valuation process or want to discuss a specific scenario, contact our advisory team at Archers today.

With over 35 years dedicated to the local market and five decades of professional expertise, Archers is a trusted authority in real estate advisory services across the UAE and beyond.

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