For the Abu Dhabi Golden Visa as a real estate investor, the property route asks for real estate worth at least AED 2,000,000. For a fully owned home you prove the value with either a registered purchase agreement at that price or more, or a value certificate issued by the Department of Municipalities and Transport. For an apartment or another unit, TAMM lists the certificate at AED 1,000, issued in 1 working day, with no documents to upload. A mortgaged home always needs the certificate.
Who issues the valuation certificate?
The Department of Municipalities and Transport (DMT). The Golden Visa page asks for a "Real Estate Unit Value Certificate" issued by DMT. On TAMM, DMT's service for a unit is called "Issuing Valuation Certificate for a Unit", and DARI offers the same service. It states the approximate value of the property, and a representative with a power of attorney can request it for you.
The Golden Visa page also accepts a certificate from "any other competent body in charge of real estate registration in the UAE". Homes on Al Reem and Al Maryah Islands are registered with ADGM, so if your home is there, ask ADGM's AccessRP support which value document it issues before you apply.
When is the certificate needed?
The Abu Dhabi Golden Visa page for real estate investors, last updated on 27 October 2026, sets out three cases:
| Your home | What the page asks for |
|---|
| Fully owned | A purchase agreement registered with DMT showing a value of at least AED 2,000,000, or a Real Estate Unit Value Certificate from DMT |
| Mortgaged | The value certificate, plus a search certificate from DMT or another competent registration body; the English page also lists a tax return form |
| Off-plan | The purchase agreement and proof of at least AED 2,000,000 paid to the developer |
So if your registered purchase agreement already shows AED 2,000,000 or more and the home is fully owned, the page accepts that agreement. If it does not, or the home carries a loan, the certificate is the way to show the value. The tax return form appears only in the English version of the page, so confirm the documents with the Department of Economic Development before you apply.
For a mortgaged home the page adds that mortgages through national banks are allowed for properties worth more than AED 2,000,000, and your own capital must be at least AED 2,000,000. Its example: on an AED 5,000,000 home, the outstanding loan cannot exceed AED 3,000,000.
How long does it take, and what does it cost?
For a unit, TAMM lists 1 working day and AED 1,000. For land, TAMM has a separate service called "Issuing Valuation Certificate": AED 900 for residential land, 3 working days, with photos of all sides of the building, a site plan and a proof of income certificate. If you own a villa, ask TAMM which of the two services fits your title deed before you pay.
How to get the certificate on TAMM
- Log in to TAMM with UAE PASS, or visit a service centre.
- Open Issuing Valuation Certificate for a Unit, from the Department of Municipalities and Transport.
- Choose the property and submit the application.
- Pay the fee of AED 1,000.
- Download the unit valuation certificate.
What happens after the certificate?
You apply for the Golden Visa nomination on TAMM, a service of the Department of Economic Development. TAMM lists a residence visa, passport, health insurance and the documents for your Golden Visa category, no fee, and 7 working days. Once approved, you finish the application with the federal authority, ICP. ICP's Golden Residency page gives real estate investors 10 years, and the visa also covers spouses and children. Applicants who live outside the UAE apply by email to e.management@adio.gov.ae, as the English Golden Visa page states.
Is the certificate the same as a market valuation?
No. The certificate is an official statement of approximate value, used for purposes such as showing a registered mortgage, and it is one of the documents the Golden Visa page accepts. A market valuation from a broker is an opinion of the price your home could sell or rent for today. If you need a full valuation report, licensed valuers are listed in the ADREC Directory under Evaluator.
Official sources
Read on 29 October 2026. Rules and fees can change: check the official page before you act.
Frequently asked questions
Who issues the property valuation certificate for the Golden Visa in Abu Dhabi?
The Department of Municipalities and Transport, through TAMM or DARI. The Golden Visa page also accepts a certificate from any other competent real estate registration body in the UAE.
How much does the valuation certificate cost?
TAMM lists AED 1,000 for a single unit. The separate land valuation certificate is listed at AED 900 for residential land.
How long does it take to get the certificate?
TAMM lists 1 working day for a unit and 3 working days for the land valuation certificate.
Do I need a valuation certificate if my purchase price was over AED 2 million?
For a fully owned home, the Golden Visa page accepts either a registered purchase agreement showing at least AED 2,000,000 or the value certificate. A mortgaged home needs the certificate.
What is the minimum property value for the Abu Dhabi Golden Visa?
The Golden Visa page for real estate investors asks for real estate with a total value of at least AED 2,000,000. With a mortgage, your own capital in the property must be at least AED 2,000,000.
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