A clinic's value in Dubai depends far more on licensed scope, trading status and lease terms than on floor area. This guide sets out the drivers of asking price and typical ranges by facility type.
Floor area is one of the weakest predictors of what a clinic is worth. Across the facilities we currently list, asking prices work out between AED 5,500 and AED 26,500 per square metre — a spread of nearly five times, driven mostly by fit-out age and location rather than size. What actually moves value is licensed scope, trading status and lease terms.
A non-trading facility is sold as an asset and licence sale: with no revenue, no active patient book and no team, an earnings multiple would be meaningless, so the price reflects what recreating the position would cost — the licence with its approved specialties, a medical-grade fit-out that has passed inspection, and the installed equipment inventory.
A trading facility is valued on a multiple of earnings. As a worked example from our current list, a dental clinic with net profit around AED 600,000 asking AED 5,500,000 prices at roughly 9.2 times earnings — a fair multiple for a facility only two years into its licence, where the earnings curve should still be climbing.
These are indicative ranges, not quotes. Two facilities licensed under the same category can sell at very different multiples depending on payer mix, licence breadth and lease terms.
| Facility type | Typical range · main driver |
|---|---|
| Single-specialty clinic, small | AED 1,000,000 – 2,500,000 — Equipment and lease |
| Multi-specialty, fitted, not trading | AED 2,500,000 – 5,500,000 — Licence scope and fit-out |
| Multi-specialty, trading | AED 5,000,000 – 12,000,000 — Earnings, licence breadth, lease |
| Day surgery / hospital-grade | AED 30,000,000+ — Licence category, theatre approvals, land |
We work inside UAE healthcare regulation every day, so a valuation is grounded in what actually determines whether a clinic transfers cleanly: licence status, specialty scope, equipment condition and lease transferability. For a seller, that means preparing the asset so diligence does not surface avoidable problems; for a buyer, it means an evidence-based view of what the business is worth before an offer is made.
Price depends on licensed scope, trading status and lease terms more than floor area. Small single-specialty clinics typically range from AED 1,000,000 to 2,500,000; fitted multi-specialty facilities not currently trading from AED 2,500,000 to 5,500,000; trading multi-specialty clinics from AED 5,000,000 to 12,000,000.
Across our current listings asking prices run between AED 5,500 and AED 26,500 per square metre — a spread of nearly five times, driven mostly by fit-out age and location rather than floor area.
As an asset and licence sale. With no revenue or patient book, the price reflects the replacement cost of the position: the licence and its approved specialties, an inspected medical-grade fit-out, and the installed equipment.
On a multiple of earnings. For example, a facility with net profit around AED 600,000 asking AED 5,500,000 prices at roughly 9.2 times earnings.