Authored by the expert who managed and guided the team behind the United Arab Emirates Property Pack
Yes, the analysis of Dubai's property market is included in our pack
Wondering if running an Airbnb in Dubai is worth it in 2026? This article covers legality, earnings, competition, and which properties perform best.
We break down the real numbers from Dubai's short-term rental market, including nightly rates, occupancy, monthly revenue, and the costs you should expect.
This guide is constantly updated to reflect the latest regulations from Dubai's Department of Economy and Tourism (DET) and fresh market data from trusted sources.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Dubai.
Insights
- Dubai Airbnb hosts earn a median of around AED 35,000 per month, but the average reaches AED 63,000 due to luxury listings on Palm Jumeirah and Downtown Dubai.
- The Dubai Shopping Festival (December 5, 2025 to January 11, 2026) can boost nightly rates by 30% to 50% in prime neighborhoods like Dubai Marina and JBR.
- Individual homeowners in Dubai can register up to 8 holiday home units under their personal permit before needing a commercial operator license.
- Around 57,000 active short-term rental listings compete in Dubai as of early 2026, with 8% year-over-year growth in supply.
- One-bedroom apartments generate the most consistent bookings because they attract couples, solo business travelers, and short-stay tourists seeking affordable privacy.
- Top-performing hosts achieve 75% to 85% occupancy during peak winter months, compared to 55% to 65% for average hosts.
- The Tourism Dirham fee is AED 10 per bedroom per night for standard units and AED 15 for deluxe, collected from guests and remitted monthly to DET.
- Dubai Marina and JBR are the most saturated neighborhoods, with thousands of similar mid-range apartments competing for bookings.
Fact-checked and reviewed by our local expert
Ines Benaddi 🇲🇦🇫🇷
Real Estate Agent, Dubai Real Estate
Can I legally run an Airbnb in Dubai in 2026?
Is short-term renting allowed in Dubai in 2026?
As of the first half of 2026, short-term renting is fully legal in Dubai as long as you operate through the official Holiday Homes framework managed by the Department of Economy and Tourism (DET).
The main legal framework is Decree No. 41 of 2013 and Administrative Resolution No. 1 of 2020, which together establish the registration, permitting, and operational standards for holiday homes.
The most important requirement is that every apartment or villa must have a valid DET Holiday Homes permit before you can list it on any platform, and the permit number must be displayed on your listing.
Additional requirements include registering all guests through DET's Guest Check-In system, collecting and remitting the Tourism Dirham fee monthly, and maintaining fire safety equipment like smoke alarms and extinguishers.
Operating without a permit can result in fines starting at AED 5,000 for unlicensed listings, AED 20,000 for operating while suspended, and potential removal from platforms like Airbnb and Booking.com.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in The United Arab Emirates.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in The United Arab Emirates.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Dubai as of 2026?
As of the first half of 2026, Dubai does not impose a citywide maximum nights-per-year cap like some European cities, focusing on permit compliance rather than limiting how often you can rent.
There is no mandatory minimum stay set by DET regulations, though individual buildings or HOAs may set their own minimum-night policies.
These rules apply equally to all residential property types and do not differ based on the host's residency status.
Since there's no annual cap to track, hosts focus compliance on guest registration through DET's portal and monthly Tourism Dirham remittance.
Do I have to live there, or can I Airbnb a secondary home in Dubai right now?
Dubai's Holiday Homes system is permit-based rather than primary-residence-only, so you can legally rent out a secondary home or investment property as an Airbnb.
Owners of secondary homes and investment properties can operate short-term rentals in Dubai, provided each unit has its own valid DET permit and meets safety requirements.
No additional permits beyond the standard Holiday Homes permit are required for non-primary residences, though you still need the required documents like title deed, Emirates ID or passport, and a recent DEWA bill.
The main practical difference is that non-resident owners often work with property management companies to handle guest check-ins, cleaning, and compliance tasks.
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Can I run multiple Airbnbs under one name in Dubai right now?
Yes, you can operate multiple Airbnb listings in Dubai under your name, but individual homeowners are capped at 8 holiday home units under a personal permit.
To manage more than 8 units, you need to register a company and obtain a commercial trade license with "Vacation Homes Rental" as the business activity.
Each unit still requires its own Holiday Homes permit regardless of whether you operate as an individual or through a company.
Do I need a short-term rental license or a business registration to host in Dubai as of 2026?
As of the first half of 2026, you need both a DET Holiday Homes registration (as an owner or operator) and a Holiday Homes permit for each unit you want to rent out.
Registration is done online through DET's Holiday Homes portal, and permits are typically processed within 24 to 48 hours once documents are submitted correctly, though building approvals can extend the timeline.
Required documents include your Emirates ID or passport, title deed or Sale and Purchase Agreement, a recent DEWA bill (under 3 months old), and a landlord's NOC if you're a tenant.
The registration fee is approximately AED 1,520 (including knowledge and innovation fees), plus the annual permit fee around AED 1,500 per unit, with properties needing fire safety compliance.
Are there neighborhood bans or restricted zones for Airbnb in Dubai as of 2026?
As of the first half of 2026, Dubai does not have blanket neighborhood bans on short-term rentals, but restrictions often exist at the building or community level.
Areas where building management or HOA restrictions are most common include Downtown Dubai, Dubai Marina, JBR, Palm Jumeirah, Business Bay, and JLT, where tower policies vary and some buildings prohibit holiday homes entirely.
The main reason for these restrictions is that building management has concerns about guest turnover, noise, security, and the impact on long-term residents.
We made this infographic to show you how property prices in the UAE compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Dubai in 2026?
What's the average and median nightly price on Airbnb in Dubai in 2026?
As of the first half of 2026, the average nightly rate for Airbnb listings in Dubai is approximately AED 830 ($226 or €208), while the median is closer to AED 600 ($163 or €150) because luxury properties pull the average up.
The typical price range covering roughly 80% of listings falls between AED 350 and AED 1,200 ($95 to $327 or €88 to €301), with studios at the lower end and larger apartments or villas commanding higher rates.
The biggest factor affecting nightly pricing in Dubai is location, specifically proximity to beaches, Downtown landmarks, or major attractions, with waterfront and skyline views adding substantial premiums.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Dubai.
How much do nightly prices vary by neighborhood in Dubai in 2026?
As of the first half of 2026, the price gap between Dubai's most expensive and most affordable neighborhoods can exceed AED 1,500 ($408 or €376), with Palm Jumeirah averaging AED 1,200 to 2,000+ per night while International City averages AED 250 to 450.
The three neighborhoods with highest average nightly prices are Palm Jumeirah at AED 1,200 to 2,500 ($327 to $681 or €301 to €628), Downtown Dubai at AED 900 to 1,800 ($245 to $490 or €226 to €452), and Bluewaters Island at AED 1,000 to 2,000 ($272 to $545 or €251 to €502).
The three neighborhoods with lowest prices are International City at AED 200 to 400 ($54 to $109 or €50 to €100), Discovery Gardens at AED 250 to 450 ($68 to $123 or €63 to €113), and Al Barsha at AED 300 to 550 ($82 to $150 or €75 to €138), though these still attract budget and longer-stay guests.
What's the typical occupancy rate in Dubai in 2026?
As of the first half of 2026, the typical occupancy rate for Dubai Airbnb listings averages 61% to 72% annually, depending on data source and property type.
The realistic range covering most listings falls between 55% and 75%, with well-optimized properties in prime locations consistently hitting the higher end.
Dubai ranks in the top 1% regionally for occupancy thanks to year-round tourism appeal and a strong events calendar.
Dynamic pricing has the biggest impact on achieving above-average occupancy, because Dubai's frequent demand spikes reward hosts who adjust rates quickly.
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What's the average monthly revenue per listing in Dubai in 2026?
As of the first half of 2026, average monthly revenue per Dubai Airbnb listing is approximately AED 63,000 ($17,159 or €15,800), though this is heavily influenced by luxury properties on Palm Jumeirah and Downtown.
The realistic range covering roughly 80% of listings falls between AED 15,000 and AED 50,000 ($4,085 to $13,620 or €3,765 to €12,550), with the median around AED 35,000 ($9,530 or €8,780) for a typical well-managed property.
Top-performing listings can achieve AED 80,000 to AED 150,000+ per month ($21,800 to $40,850 or €20,080 to €37,650), particularly villas with pools during peak winter. A 3-bedroom Palm villa at AED 2,500 per night with 70% occupancy generates roughly AED 52,500 monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Dubai.
What's the typical low-season vs high-season monthly revenue in Dubai in 2026?
As of the first half of 2026, high-season revenue (November to March) reaches approximately AED 49,000 ($13,350 or €12,300) for a median listing, while low season (June to September) drops to around AED 25,000 ($6,810 or €6,275), representing roughly a 1.4x to 0.7x swing from a normal month.
High season runs November through March with ideal weather for tourists; low season spans June through September when summer heat reduces leisure demand, though extended-stay guests help maintain occupancy.
What's a realistic Airbnb monthly expense range in Dubai in 2026?
As of the first half of 2026, realistic monthly operating expenses for a Dubai Airbnb range from AED 8,750 to AED 25,000 ($2,380 to $6,810 or €2,195 to €6,275) depending on whether you self-manage or use professional management.
The largest expense is property management fees if outsourced (typically 15% to 25% of revenue), or cleaning and turnover costs if self-managed, which add up with frequent guest changeovers.
Most hosts should expect to spend 25% to 55% of gross revenue on operating expenses, with lean self-managed apartments at the lower end and professionally managed villas at the upper end.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Dubai.
What's realistic monthly net profit and profit per available night for Airbnb in Dubai in 2026?
As of the first half of 2026, realistic monthly net profit for a typical Dubai Airbnb ranges from AED 15,750 to AED 22,750 ($4,290 to $6,195 or €3,955 to €5,710) based on median revenue and 35% to 55% expenses, translating to AED 525 to 760 ($143 to $207 or €132 to €191) profit per available night.
The realistic range covering most listings spans AED 10,000 to AED 40,000 ($2,725 to $10,895 or €2,510 to €10,040), with variation driven by property type, location, and management style.
Dubai hosts typically achieve 45% to 65% net profit margins, higher than many Western markets thanks to no income tax and streamlined compliance costs.
Break-even occupancy is approximately 25% to 35%, meaning hosts need to book 8 to 11 nights monthly to cover operating costs.
In our property pack covering the real estate market in Dubai, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UAE versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Dubai as of 2026?
How many active Airbnb listings are in Dubai as of 2026?
As of the first half of 2026, there are approximately 57,000 active vacation rental listings in Dubai across Airbnb and other platforms, with Airbnb alone accounting for roughly 74% of supply.
Active listings have grown approximately 8% year-over-year, continuing an upward trend as investors view Dubai Airbnb properties as stable income generators and tourism infrastructure expands.
Which neighborhoods are most saturated in Dubai as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Dubai are Dubai Marina, Downtown Dubai, Business Bay, JBR, JLT, and JVC, where thousands of similar apartment listings compete for bookings.
These became saturated by combining high concentrations of investor-owned towers with strong tourist appeal from beaches, metro access, and landmarks, where supply grew faster than differentiation opportunities.
Relatively undersaturated neighborhoods with better opportunities include Dubai Creek Harbour, Dubai Hills Estate, Al Furjan, and Arabian Ranches, where family-friendly townhouses or newer apartment stock face less competition.
What local events spike demand in Dubai in 2026?
As of the first half of 2026, major demand-spiking events include Dubai Shopping Festival (December 5, 2025 to January 11, 2026), Chinese New Year (February 13 to 22), Ramadan and Eid (February 16 to March 22), Dubai Summer Surprises (July 3 to August 30), Dubai Fitness Challenge (October 31 to November 29), Diwali (November 2 to 12), and UAE National Day (November 30 to December 3).
During these peak events, hosts typically see booking rates increase 20% to 40% and nightly rates rise 30% to 50%, with DSF and New Year's Eve commanding the highest premiums.
Hosts should adjust pricing 2 to 4 weeks before major events to capture early bookings; dynamic pricing tools are particularly valuable given Dubai's frequent demand spikes throughout the year.
What occupancy differences exist between top and average hosts in Dubai in 2026?
As of the first half of 2026, top-performing hosts in Dubai achieve occupancy rates of 75% to 85% during peak winter months and 65% to 75% across the full year.
Average hosts typically see 55% to 65% occupancy, creating a gap of 10 to 20 percentage points that translates to significant revenue differences over time.
New hosts typically take 6 to 12 months to reach top-performer levels, with the ramp-up depending on review accumulation, listing optimization, and pricing mastery.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Dubai.
Which price points are most crowded, and where's the "white space" for new hosts in Dubai right now?
The nightly price range with highest concentration of listings in Dubai is AED 450 to AED 850 ($122 to $231 or €113 to €213), where mid-market apartments in Marina, JVC, Business Bay, and JLT create intense competition.
White space exists above AED 1,500 ($408 or €376) for genuinely premium experiences, below AED 300 ($82 or €75) for well-located budget options, and in the AED 1,000 to 1,400 range ($272 to $381 or €251 to €351) for family-ready larger units that hotels price higher.
Winning characteristics in underserved segments include 2 to 3-bedroom layouts with dedicated workspaces, family-friendly amenities like parking, or townhouses offering more space than apartments at lower prices than Palm villas.
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What property works best for Airbnb demand in Dubai right now?
What bedroom count gets the most bookings in Dubai as of 2026?
As of the first half of 2026, one-bedroom apartments get the most bookings in Dubai's Airbnb market, followed closely by studios, because they offer the right balance of privacy and affordability for the largest guest segments.
Estimated booking breakdown: one-bedrooms capture 35% to 40%, studios 25% to 30%, two-bedrooms 20% to 25%, and three-bedrooms and larger units the remaining 10% to 15%.
One-bedrooms perform best because Dubai attracts high volumes of couples, solo business travelers, and tourists who want more space than a hotel room but don't need multiple bedrooms, and supply keeps prices competitive.
What property type performs best in Dubai in 2026?
As of the first half of 2026, well-located apartments in professionally managed buildings with pools and gyms are the best-performing property type, offering consistent demand and manageable operations.
Occupancy rates across property types: apartments average 60% to 75%, townhouses 55% to 70%, and villas range 45% to 75% depending on location and amenities, with studios and one-bedrooms hitting highest occupancy.
Apartments outperform because Dubai's tourism infrastructure (malls, metro, beach districts) maps perfectly to tower communities, and DET's Holiday Homes framework centers apartments and villas as standard formats.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Dubai, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used and explained how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| DET - Holiday Homes Permit | Primary government body running Dubai's Holiday Homes permitting system. | We confirmed apartments and villas must be registered before listing. We anchored the permit process to actual DET portal steps. |
| DET - Operator Registration | Official registration page defining who can operate and key fee rules. | We confirmed registration fees, Tourism Dirham structure, and the 8-unit owner limit as the official reference for homeowners. |
| Dubai Legislation Portal - Decree No. 41 of 2013 | Official Government of Dubai legislation repository. | We anchored legality to the actual governing decree as the top-level legal basis for DET's permitting authority. |
| Dubai Legislation Portal - Resolution No. 1 of 2020 | Official implementing resolution for operating rules. | We supported that Dubai's framework has detailed implementing rules justifying permit/portal compliance centrality. |
| AirDNA - Dubai Overview | Widely used STR analytics provider with transparent metrics. | We used it for core quantitative inputs: active listings, occupancy, ADR, and monthly revenue as the main private-sector benchmark. |
| Airbtics - Dubai Revenue Data | Specialized STR platform providing granular market data. | We cross-checked revenue and occupancy figures and referenced regional rankings to contextualize Dubai's performance. |
| AirROI - Dubai Analysis | STR investment platform with neighborhood-level data. | We used it for neighborhood-specific ADR/occupancy and percentile analysis to identify top vs. average host gaps. |
| DET - Tourism Performance Report | Official tourism performance reporting for Dubai. | We supported seasonality logic and validated Dubai's winter-peaked demand against official hospitality data. |
| DET - 2026 Retail Calendar | Official DET/DFRE announcement of citywide events. | We identified city-backed demand spikes affecting rates and occupancy, grounding events in official calendars. |
| DET - Dubai Shopping Festival | Official source for DSF timing, a major demand driver. | We pinned exact peak-season dates (December 5, 2025 to January 11, 2026) explaining why early January prices like peak. |
| Visit Dubai - DSF | Official destination marketing site for tourism authorities. | We used secondary confirmation of DSF dates and translated official dates into traveler demand expectations. |
| Airbnb - Dubai Guidelines | Airbnb's official help center with Dubai compliance requirements. | We verified permit display requirements and the 8-unit limit, referencing their DET regulation summary. |
| Reliant Surveyors - 2025 Report | Professional property advisory with detailed Dubai STR analysis. | We validated occupancy trends, seasonal patterns, and property type performance insights. |
| Houst - Dubai Rules | Property management company with up-to-date STR regulations database. | We cross-checked regulatory details like night cap absence and Tourism Dirham rules. |
| Dubai Statistics Center - Price Index | Official Dubai government statistics publisher. | We grounded investment context in official residential price trends for villas and apartments. |
| GrowProp - 2025 Rules | Dubai-focused property platform with regulatory analysis. | We understood 2025 safety/classification requirements and validated operational cost estimates. |
| Binderr - License Guide | Business setup consultancy with detailed licensing costs. | We verified registration fees and annual permit costs plus visa/banking guidance for non-residents. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the UAE. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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