How Much Does a Property Manager Cost in Dubai [2026 Edition]

Property management fees in Dubai vary depending on the rental model, service level, and property type. In 2026, most landlords encounter fees charged as a percentage of annual rent for long-term leases, or as a percentage of revenue for short-term and holiday homes. Knowing how much a property manager costs helps landlords budget accurately and avoid unexpected costs.

• Typical fee structures in Dubai
• Additional fees and hidden costs
• Factors that affect total management cost
• Sample cost breakdown (2026)
• Regulatory and essential costs
• What’s included vs what’s not
• How to negotiate better rates
• Key takeaways
• FAQs

Typical fee structures in Dubai

Property management companies in Dubai generally use two pricing models: percentage-based fees or fixed annual fees. The structure used depends on the property’s rental income and the scope of services provided.

Percentage-based fees

For long-term residential properties, management fees typically range between 5% and 8% of the gross annual rent. This applies to most standard apartments and villas on annual tenancy contracts.

Commercial properties typically command higher fees due to more complex tenant requirements, longer lease negotiations, and ongoing maintenance coordination. In most cases, fees range from 7% to 10% of annual rental income.

Short-term and holiday homes are priced differently. Because these units require frequent guest turnover, pricing management, housekeeping coordination and marketing activity, fees are significantly higher, typically 15% to 25% of gross rental revenue.

Flat or fixed annual fees

Some management companies offer flat annual fees, particularly for lower-rent properties or limited-service packages. In 2026, these fees typically range from around AED 3,950 to AED 5,000. per year for properties with modest rental values, usually below AED 100,000.

It is important to note that flat-fee packages typically have a limited scope, often excluding tenant sourcing, inspections, or maintenance coordination, which may be billed separately.

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Additional fees and hidden costs

The base management fee rarely covers all expenses. Landlords should budget for several additional charges, depending on the management company and service scope.

Common additional costs include:

• Tenant placement or leasing fees, most commonly equivalent to one month’s rent, which is roughly 5% to 8% of annual rent, are paid when a new tenant is secured.
•  Lease renewal or administration fees, usually charged as a flat amount ranging from AED 500 to AED 2,500, depending on the firm and lease complexity.
• Maintenance coordination markups, often 10% to 20% added to contractor invoices for oversight and coordination.
• Inspection fees, which may be charged per visit, typically AED 500 to AED 1,000 for check-in, check-out or periodic inspections.
• Short-term onboarding and setup costs, including photography, listing creation and operational setup for holiday homes, are usually charged as one-off fees between AED 1,000 and AED 5,000.

Factors that affect total management cost

Property management costs are influenced by more than just rental value. Several practical factors determine the final fee.

These include:

• Property type and size, as larger villas and luxury residences generally require more intensive management.
• Location, with prime and high-demand areas often attracting higher fees due to tenant expectations and service standards.
• Service level, where full management covering leasing, rent collection, inspections, maintenance coordination, and reporting costs more than limited services.
• Rental strategy, as short-term rentals require ongoing operational support compared to long-term leases.
• Regulatory and administrative requirements, such as Ejari registration or holiday-home permits, may add fixed costs.

Sample cost breakdown (2026)

The table below shows indicative annual management costs based on commonly quoted Dubai rates in 2026. These figures are estimates and may vary by provider.

Regulatory and essential costs

In addition to management fees, landlords should factor in mandatory regulatory and building-related costs.

• Ejari registration: In 2026, online registration via the Dubai REST app costs approximately AED 178, while registration at Trustee Centres is around AED 220.
• Service charges: Annual building service charges are mandatory and typically range from AED 3 to AED 30+ per sq ft, depending on building age, amenities and location.
• RERA compliance: Property management fees are not capped by RERA but must be clearly defined in a written contract with a licensed management firm.

What’s included vs what’s not

Property management packages vary, but most full-service agreements follow similar boundaries.

Usually included

• Tenant coordination and communication
• Rent collection and basic financial reporting
• Routine maintenance coordination
• Periodic inspections, depending on the contract

Often excluded or charged separately

• Major repairs and renovation work
• Maintenance vendor markups
• Short-term cleaning and linen services
• Utility deposits and compliance-related fees

How to negotiate better rates

While management fees are relatively stable across Dubai, landlords can often improve value by negotiating contract terms.

Effective strategies include requesting a detailed service breakdown, clarifying maintenance markup percentages and setting approval thresholds for repair work. Landlords with multiple properties may be able to secure portfolio discounts, while owners of lower-rent units may benefit from negotiating a fixed annual fee instead of a percentage-based structure.

Key takeaways

In 2026, long-term residential property management in Dubai typically costs 5%–8% of annual rent, while commercial units and higher-touch properties often fall between 7% and 10%. Short-term and holiday homes command significantly higher fees of 15%–25% of revenue due to operational intensity. In addition to the base fee, landlords should budget for leasing, renewals, inspections, maintenance markups and regulatory administration. Clear contracts and upfront clarification remain essential to managing total costs effectively.

FAQs

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