Property valuation is one of the most tightly regulated professional activities in Dubai, and most guides get the basics wrong before they start. A trade licence, on its own, does not let you issue a valuation that a bank, a court or the Dubai Land Department will accept. To do that, both the individual valuer and the firm must be registered with RERA, the regulatory arm of the Dubai Land Department (DLD). That is the real gate, and it is where the barrier to entry sits.
Two more corrections matter up front. Many pages cite the wrong law, and many repeat a "you need 10 valuers" figure as if it were the price of entry. Neither is right. The framework is Executive Council Resolution No. 37 of 2015, with Administrative Resolution No. 67 of 2020 for the detail, under the DLD's mandate in Law No. 7 of 2013. And the base requirement is that the firm employs at least one registered valuer to manage it, not ten. The ten-valuer number is the threshold to open a branch, not to exist.
This guide covers the two registrations, the RICS and experience barrier, the difference between valuation and surveying, a foreign-ownership question you genuinely must verify, and the tax point almost everyone gets backwards. Since 2013, our team has set up professional and regulated firms across the UAE, so the traps here come from real files. This is a guide, not legal, tax or valuation advice on your specific licence.
Why is a trade licence not enough for a valuation firm?
Because valuation is a RERA-registered profession, and the registration, not the licence, is what makes a valuation count. Under Executive Council Resolution No. 37 of 2015, no person or firm may practise real property valuation in Dubai without being registered and authorised by RERA [1]. A DET or free-zone trade licence lets you incorporate a company; it does not let you sign a valuation a bank or court will rely on.
There are two separate registrations, and both run through RERA and the DLD, not the economic department:
- The individual valuer must be entered on RERA's Roll of Valuers.
- The firm must be separately authorised by RERA to practise, and it must employ a registered valuer to manage its operations [1].
A subtle but important point: the official valuation certificate, often called the Taqeemi certificate, is generated by the DLD itself. Your firm's report is the professional work that supports the DLD's official product. So a recognised valuation is a two-part thing: your registered firm's report, feeding the DLD's certificate.
Common Mistake: Assuming a DET or free-zone licence with a "real estate valuation" activity lets you start valuing property. It does not. Without both the firm's RERA authorisation and a registered valuer on the Roll, your reports carry no official weight. The trade licence is the easy first step, not the finish line.
Is it true you need 10 valuers to start?
No, and this is the most repeated misquote in the sector. The base requirement under Executive Council Resolution No. 37 of 2015 is that the firm employs at least one registered valuer to manage its operations [1]. That is the entry point.
The ten-valuer figure comes from a different rule. Under Administrative Resolution No. 67 of 2020, a head office needs at least 10 valuers and at least 20 completed valuations in the prior year to open a branch [2]. That is a growth milestone, not a condition of existing. Competitors who present "10 valuers" as the barrier to entry are quoting the branch rule as if it were the licensing rule. You can start as a one-valuer firm and build.
What qualifications and experience do valuers need?
Real ones, and this human-capital barrier is the true moat. Under the 2015 and 2020 resolutions, an individual valuer needs full legal capacity, good conduct, the academic qualifications set by the Director-General, and either around two years of valuation experience or completion of the DLD-accredited valuation training, plus a pass in the DLD's accredited valuation course [1][2]. Registration is valid for one year and renewable.
On top of the RERA registration sits the professional standard the market actually runs on. Dubai valuations follow the International Valuation Standards and the RICS "Red Book", and banks lend against an independent market value from a RICS-registered, bank-panel valuer [3]. The market leaders market themselves as both RICS-accredited and RERA-registered, and that dual credential is the barrier: you cannot staff a recognised valuation firm with generalists. You need chartered-surveyor-grade valuers on the RERA Roll, which is scarce and expensive.
Pro Tip: Build the firm around the qualified valuer, because that person is the licence. Whether it is you or a hire, the registered, experienced, ideally RICS-qualified valuer is what unlocks bank panels and court work. Plan the RICS pathway and the RERA registration as the core of your setup, not an afterthought. Get your valuation firm scoped around the accreditation→
Valuation, surveying or brokerage: which are you setting up?
Three different things that people blur, and only one triggers the RERA valuer regime. Naming yours correctly avoids the wrong licence.
- Real estate valuation, or appraisal, estimates market value. It is the RERA-registered, panel activity that banks, courts and the DLD recognise, and the subject of this guide.
- Surveying, quantity surveying, cost estimation, and building or condition surveying such as snagging, is measurement and construction work. It falls under a separate "Surveying and Evaluating Services" activity and is not under the RERA valuer-registration regime.
- Brokerage, selling and leasing property, is a separate RERA regime with its own broker registration, and it cannot be combined with valuation. A valuer cannot also be a broker, and a brokerage cannot provide valuations except through a separately licensed valuation company [1].
Our real estate brokerage setup and real estate development setup guides cover the neighbouring activities.
Can a foreigner own a valuation firm? Verify this one
This is the honest, unresolved question, and any guide that answers it with a flat "yes, 100%" is overreaching. Here is the tension. The general rule under Federal Decree-Law No. 32 of 2021 is that most mainland activities allow 100% foreign ownership. But Executive Council Resolution No. 37 of 2015, as drafted, carried UAE-national language for the individual valuer and the firm owner, with an exemption route for non-nationals holding around five or more years of experience [1].
In practice, the Dubai market is dominated by foreign-owned RICS firms that are RERA-registered, which suggests the exemption route and the 2021 reform have opened the activity. But the interaction between the older nationality language and the newer ownership law is not clearly documented in public sources. So the responsible position is: do not assume, and confirm the current ownership eligibility for the valuation activity directly with the DLD and RERA before you commit. This is exactly the kind of nuance a good setup partner checks for you rather than glossing over.
Should you set up in a free zone?
No, not for DLD-recognised valuation. RERA valuer registration is a Dubai emirate regime tied to the DLD, and only DLD-listed valuation companies can issue valuations recognised for banks, courts and the DLD [1]. Free zones will sell a surveying or advisory licence, but no public source confirms that a free-zone-only entity can obtain RERA valuer accreditation or issue DLD-recognised valuations, and the entire market of recognised firms sits on the DLD register. So for the valuation business that actually earns, plan for a mainland presence with RERA registration. Our free zone versus mainland guide covers the trade-off.
Is valuing a property subject to VAT, even for a foreign client?
Yes, at 5%, and this is the tax point most guides get backwards. Because a valuation is a service directly related to real estate, the place of supply is where the property sits, in the UAE. So valuing a UAE property is standard-rated at 5% VAT even if your client is overseas [7]. The export-of-services zero-rating and the 30-day rule that help other consultancies do not rescue a UAE-property valuation. Only genuinely non-real-estate advisory exported to a foreign client could be zero-rated, a narrow carve-out. Our VAT registration and compliance guide covers the mechanics.
For corporate tax, the standard regime is 0% on the first AED 375,000 of profit and 9% above, with Small Business Relief while revenue stays at or below AED 3 million, for periods up to the end of December 2026. The free-zone 0% rate does not apply: valuation is a professional service, not a Qualifying Activity under Ministerial Decision No. 229 of 2025, so a free-zone valuation firm is taxed at 9%, not 0% [8]. Our corporate tax filing guide covers the conditions.
What does it cost, and is it worth it?
The licence is modest; the qualified valuer is the real investment. Here is a realistic 2026 picture in AED.
| Item | Typical range (AED) |
|---|---|
| Trade licence with the valuation activity | 12,500 to 18,000 |
| RERA and DLD pre-approval and registration | Confirm current fees with the DLD |
| DLD accredited valuation course and exam, per valuer | Budget for it, per person |
| RICS pathway to MRICS, optional but the differentiator | Several thousand, plus annual subscription |
| Office and Ejari (mainland) | 15,000 to 40,000 |
| Visas | ~3,750 to 5,500 each |
A lean one to two valuer firm can be set up all-in for roughly AED 45,000 to 90,000 in the first year, and the binding constraint is the registered, experienced valuer, not capital. The market case is exceptional right now: Dubai real estate set records in 2025 with hundreds of billions of dirhams in transactions, and over 50,000 mortgage deals, each of which needs a bank-panel valuation, plus a steady stream of Golden Visa valuations at the AED 2 million threshold [8]. And the supply side is thin, with only around 78 registered valuation offices and 118 valuers serving that volume. A new entrant realistically starts in residential mortgage and Golden Visa work, then earns commercial and panel mandates as its RICS accreditation and reputation build.
Real Client Stories
The firm that could not sign a valuation. A founder set up a company with a "real estate valuation" activity on a trade licence and won a bank referral, then discovered nothing he produced would be accepted, because neither the firm nor any valuer was RERA-registered. We completed the RERA firm authorisation and got a qualified valuer onto the Roll. The licence had never been the thing that let him work.
The ten-valuer myth. A client abandoned his plan after reading he needed ten valuers to start. He did not; that is the branch rule. The base requirement is one registered valuer to manage the firm. Once he understood the real threshold, he launched as a single-valuer practice and grew from there.
The foreign client who was quoted zero VAT. A client valuing a Dubai apartment for an overseas buyer assumed the work was a zero-rated export of services. Because valuation is directly related to UAE real estate, it is standard-rated at 5% regardless of where the client sits. Correcting it avoided an exposure on his return. The property's location, not the client's, decided the rate.
Set up your Dubai valuation company the right way
Property valuation rewards firms that build around a registered, RICS-qualified valuer and respect the RERA regime, and it frustrates those who treat it as an ordinary licence. Since 2013, BusinessDubai.ae has completed 700+ company registrations across the UAE, including professional and regulated firms. We will help you license the valuation activity, complete the RERA firm authorisation and valuer registration, plan the RICS pathway, verify the ownership position for the valuation activity with the DLD rather than guess, and get the VAT and corporate tax treatment right, all with clear itemised pricing. Talk to a setup expert→ for a plan built around your valuer. Our real estate brokerage setup guide covers the separate brokerage activity, and post-setup services covers ongoing renewals and compliance.
Frequently Asked Questions
How do I get a real estate valuation licence in Dubai?
Set up a company with the valuation activity, then obtain RERA authorisation for the firm and register at least one valuer on RERA's Roll of Valuers. A trade licence alone does not let you issue recognised valuations; the RERA registration is the real gate [1].
How do I become a RERA-registered valuer in Dubai?
Meet the qualification and conduct requirements, hold around two years of valuation experience or complete the accredited training, pass the DLD's accredited valuation course, and register on RERA's Roll of Valuers. Registration is valid one year and renewable [1][2].
Do you really need 10 valuers to start a valuation firm?
No. That is the requirement to open a branch, along with at least 20 completed valuations in the prior year, under Administrative Resolution No. 67 of 2020. To operate, the firm needs at least one registered valuer to manage it [1][2].
Do I need RICS to value property in Dubai?
Not strictly for RERA registration, but in practice yes for the valuable work. Banks lend against a RICS Red Book market value from a panel valuer, and the leading firms are both RICS-accredited and RERA-registered. RICS is the credibility differentiator [3].
What is the difference between RERA and RICS?
RERA is Dubai's regulator that registers valuers and firms and makes a valuation legally recognised. RICS is the global chartered-surveyor body whose Red Book standard banks and institutions require. Recognised firms hold both [1][3].
What is a Taqeemi valuation certificate?
It is the official valuation certificate generated by the Dubai Land Department. A RERA-registered firm prepares the professional report that supports the application, and the DLD issues the official Taqeemi certificate [1].
Can a real estate broker also be a valuer in Dubai?
No. A valuer cannot simultaneously be a broker, and a brokerage firm cannot provide valuations except through a separately licensed valuation company with separate staff. The two activities are kept legally apart [1].
How much does it cost to start a valuation company in Dubai?
Roughly AED 45,000 to 90,000 all-in for a lean one to two valuer firm in the first year, driven mainly by the office, the qualified valuer's registration and RICS pathway, and visas. RERA and DLD registration fees should be confirmed directly.
Can a foreigner own a property valuation company in Dubai?
It is genuinely uncertain and must be verified. The general 2021 rule allows full foreign ownership, but the 2015 valuation resolution carried UAE-national language with a non-national experience exemption. Confirm the current position for the valuation activity with the DLD and RERA [1].
Do I need a physical office to license a valuation firm?
For a mainland firm, yes, with an Ejari-registered office. Since DLD-recognised valuation is effectively a mainland activity, plan for a physical office as part of the setup.
Which law governs property valuation in Dubai?
Executive Council Resolution No. 37 of 2015 on regulating the real property valuation profession, with Administrative Resolution No. 67 of 2020 for the detailed requirements, under the DLD's mandate in Law No. 7 of 2013 [1][2].
Is a valuation subject to VAT even for a foreign client?
Yes, at 5%. A valuation is directly related to real estate, so the place of supply is where the property sits, in the UAE. Valuing a UAE property is standard-rated at 5% even for an overseas client; export zero-rating does not apply [7].
Does a valuation firm get the free-zone 0% corporate tax rate?
No. Valuation is a professional service, not a Qualifying Activity under Ministerial Decision No. 229 of 2025, so a free-zone valuation firm's income is taxed at the standard 9%, not 0% [8].
Can I run a valuation firm from a free zone?
Not for DLD-recognised valuation. RERA registration is tied to the DLD, and only DLD-listed companies issue recognised valuations. Free zones may license surveying or advisory, but confirm with RERA that they cannot confer valuer accreditation [1].
How do I get on a bank's valuation panel in Dubai?
Build a RERA-registered firm with RICS-qualified valuers, a track record and professional standards, then apply to lenders' panels. Panel status unlocks recurring, high-volume mortgage valuation work at bank-set fees.
How much can a property valuer charge per report?
Mortgage valuations commonly run around AED 2,500 to 3,500 per report at bank-set panel fees, with private and commercial valuations negotiated higher, plus 5% VAT. Golden Visa valuations are a separate recurring stream.
What is the difference between valuation and surveying?
Valuation estimates market value and is the RERA-registered, panel activity. Surveying, including quantity, cost and condition surveying, is measurement and construction work under a separate activity and is not subject to the RERA valuer regime [1].
How long is a Dubai property valuation valid?
Valuer registration and firm authorisation are each valid for one year and renewable. A valuation report itself has a limited shelf life for lending and official purposes, so lenders typically require a recent valuation [2].
What is the demand for valuation in Dubai right now?
Very strong. Dubai set transaction records in 2025 with over 50,000 mortgage deals, each needing a panel valuation, plus Golden Visa valuations, against a thin supply of around 78 offices and 118 valuers [8].
Do I need to register trainee valuers?
Yes, through the DLD system. A trainee undergoes a one-year supervised training under a valuer with five or more years of experience, and a firm may train a limited number of trainees at once under the 2020 resolution [2].
What standards must Dubai valuations follow?
The International Valuation Standards and the RICS Red Book, alongside RERA's rules. Banks and institutions require reports prepared to these standards by a registered valuer, which is why the professional qualification is the barrier [3].
References
[1] Executive Council Resolution No. 37 of 2015 on Regulating the Real Property Valuation Profession in the Emirate of Dubai (RERA registration of valuers and firms, the requirement to employ a registered valuer to manage the firm, and the valuer-broker separation), under the Dubai Land Department's mandate in Law No. 7 of 2013. Dubai legislation
[2] Administrative Resolution No. 67 of 2020 determining the requirements and procedures of the real property valuation profession (qualification and training, one-year renewable registration, the 10-valuers-and-20-valuations branch rule, trainee valuers). Dubai legislation
[3] RICS Registered Valuer scheme and the RICS Red Book and International Valuation Standards used by UAE banks and institutions. RICS Valuer Registration
[4] Dubai Land Department register of approved valuation companies. Dubai Land Department
[5] Distinction between valuation, surveying and brokerage activities. egsh property valuation guide
[6] Federal Decree-Law No. 32 of 2021 on Commercial Companies (general 100% foreign ownership), and the ownership question specific to the valuation activity to verify with the DLD. u.ae
[7] VAT on services directly related to real estate: place of supply is where the property is located, so valuing a UAE property is standard-rated at 5% even for a foreign client. FTA Real Estate VAT guidance
[8] Ministerial Decision No. 229 of 2025 on Qualifying Activities (valuation is not a Qualifying Activity), and Dubai 2025 real estate and mortgage volumes and the number of registered valuation offices and valuers. Ministry of Finance and Dubai Media Office
