Dubai Property Manager: A Practical Guide to Picking the Right Partner in 2025

To choose a reliable Dubai property manager, verify their RERA registration (and DTCM/DET license for holiday homes), check real-world reviews and case studies, and compare services, fees, and reporting side-by-side. A trustworthy firm communicates clearly, uses Dubai REST / owner portals, secures Trakheesi permits for advertising, and has a vendor network that actually answers the phone. Fees vary: long-term management is usually a single-digit cut of rent; short-term is higher but service-heavy. Cross-check licenses, request sample statements, and—if you can—inspect a few managed units before you sign.

Why this matters (and a tiny confession)

If you own (or plan to own) a property in Dubai, you’ll quickly face the “DIY vs. manager” dilemma. I’ve tried both—one route looked cheaper on paper, the other felt saner day-to-day. In a city where rules evolve and service quality ranges from “impeccable” to “I think we’ve spoken before?”, a good manager saves time, tenant churn, and yes, money. A poor one… does the opposite.

This guide blends what landlords actually care about (cashflow, compliance, no drama) with the realities of the Dubai Land Department (DLD) / RERA framework for long-term leases and Department of Economy & Tourism (DET, formerly DTCM) oversight for holiday homes. Where relevant, I’ve included quick checks and citations so you can verify things yourself—no guesswork.

What “Dubai property manager” actually means

• Long-term/annual leasing (Ejari) — The manager operates under RERA rules, handles advertising (with Trakheesi ad permits), tenant screening, contracts, renewals, rent collection, maintenance, and periodic financials.

• Short-term/holiday homes — Regulated by DET/DTCM. The operator must hold a holiday homes permit, follow guest standards, handle Tourism Dirham, housekeeping, dynamic pricing, guest support—the works.

Quick sanity check: Before you compare fees or dashboards, decide which regime you’re in (RERA long-term vs. DTCM holiday homes). The paperwork, KPIs, and economics differ.

Key factors to consider (what to dig into before you sign)

1) Licensing & credentials

• RERA (DLD) for long-term leasing. You (or your manager) should appear in DLD/RERA systems. Use DLD’s “Validate licenses & permits” service or the Dubai REST app to confirm details.

• DET/DTCM for short-term. Holiday home activity (company and each listed unit) must be registered in the Holiday Homes e-system. Ask for their company registration and a sample unit permit.

• Advertising compliance (Trakheesi) — Any property ad in Dubai needs a valid marketing permit number (Trakheesi). Make sure your manager includes it in every listing and ad.

Look for a track record managing your asset type (studio in JVC ≠ branded 3-bed on Palm). Read Google reviews, ask for two recent landlord references, and skim third-party guides from portals to calibrate your expectations.

3) Scope of services (and what’s included)

Minimum for long-term: tenant screening, marketing, accompanied viewings, lease/Ejari, collections, arrears handling, inspections, basic maintenance coordination, and monthly/quarterly statements. For holiday homes: add professional photography, OTA distribution, dynamic pricing, guest screening, linens/cleaning, restocking, and 24/7 support.

4) Transparency & fees

• Long-term property management often sits around 5%–10% of annual rent (some premium brands publish 5%–7% as a typical structure). Clarify VAT, leasing/renewal admin fees, and inspection call-outs.

• Short-term (holiday homes) is service-heavy and typically 10%–25%+ of gross booking revenue. Many reputable operators advertise around 15%–20%, though offers vary. Validate what the fee covers (pricing, OTA fees, linens, consumables, callouts).

5) Communication & reporting

Ask how often you’ll get updates (monthly statements, arrears alerts, move-in/out reports), and request a sample owner statement. A proper manager should offer portal access (payments, invoices, inspection photos) and be reachable without a chase. (Yes, still worth stating.)

6) Local network & response times

Fast-moving vendors (AC, plumbing, handyman, cleaners) are the difference between “minor inconvenience” and “tenant exit.” If possible, glance through recent work orders (redacted) and completion times. Good managers publish SLA targets; great ones hit them.

7) Technology

Expect owner portals, in-app payments, real-time maintenance tracking, and, for short-lets, dynamic pricing tooling. The direction of travel in Dubai is clear: DLD/DET services are digital, and so should your manager be.

At-a-glance: pick your lane (and what it implies)

Verification steps (simple, repeatable)

1. Confirm license
   Use DLD’s Validate Real Estate Licenses & Permits (or Dubai REST). For short-term, request the firm’s Holiday Homes company registration and a live permit from hhpermits.det.gov.ae for one of their units.

2. Check advertising compliance
   Ask for a Trakheesi number on any active long-term listing. Verify it’s valid and matches the unit. (Listings on major portals require it.)

3. Ask for sample reporting
   One anonymized owner statement (preferably from the past 60 days) and one maintenance invoice trail. You’re looking for clarity—line items, dates, VAT, balances.

4. References & reviews
   Two landlords who’ve worked with them for at least 12 months, plus public reviews. This is echoed across top guides (Bayut, LuxFolio).

5. Walk a managed unit
   If practical, inspect a currently managed property. Quality shows in small things: paint touch-ups, grout lines, AC filters, the smell (seriously).

A quick, realistic fee conversation

• Long-term: Budget 5%–10% management, plus fixed admin for leasing/renewals and inspection charges. Confirm if late-rent chaser fees exist (they shouldn’t).

• Holiday homes: Expect 15%–20% fairly often, with credible operators publishing exact numbers. You’ll also see outliers (10% entry promos, or 25% with concierge extras). Always read inclusions.

Small contradiction worth holding in your head: the “cheapest” offer can be the costliest once you add opaque add-ons (linen fees, photo packages, “special callouts”). Pay for outcomes, not promises.

Borrowed wisdom from top-ranking resources (and where we agree)

Independent roundups from Bayut and Totality Real Estate broadly align on four pillars: licensing, track record, service inclusions, and fee transparency. They also encourage speaking to existing clients, not just salespeople, which—perhaps unsurprisingly—correlates with better outcomes.

Owner-friendly scorecard (use this to compare 2–3 firms)

Helpful links

• Totality Estates Blog

• Why Dubai: investor-grade reasons and data

• Dubai 2040 Master Plan: impact on values & leases

• Dubai Rental Market 2025–2030: yields & trends

• Book a 15-minute consult

FAQs

Is a Trakheesi number really mandatory for ads?
Yes. Dubai requires a valid Trakheesi marketing permit for real estate advertising, including portal listings. It’s a quick, non-negotiable compliance check.

How do I verify a property manager’s license?
Use DLD’s validation service (or Dubai REST) for long-term managers. For holiday homes, ask for their Holiday Homes registration and a sample unit permit from the hhpermits portal.

What fees should I expect?
For long-term, roughly 5%–10% of rent plus admin; for short-term, 10%–25%+ of bookings depending on inclusions. Always request a one-page “what’s included” sheet before signing.

Services, Red Flags, SLAs, and a Copy-Paste RFP You Can Use Today

Let’s get practical. Fancy pitch decks are nice, but what a property manager does every week matters more than what they say on a slideshow. Below you’ll find the “under the hood” view: service menus (long-term vs holiday homes), the red flags I’ve learned to spot early, sensible SLAs/KPIs, and a ready-to-send RFP so you can compare firms without getting lost in sales talk.

What a solid long-term (RERA/Ejari) service menu looks like

Leasing & marketing

• Compliant advertising (Trakheesi permit for each campaign/listing).

• Professional photos, floorplan, accurate copy; weekly listing refresh.

• Inquiries responded to within same business day; accompanied viewings.

Tenant screening & contracting

• Documentation checks (IDs, visas, employment where relevant).

• Creditworthiness proxies (salary certificates, bank statements, trade license for self-employed).

• Ejari registration and compliant lease addenda (keys, chiller, parking, pets, etc.).

Move-in / move-out

• Condition report with timestamped photos/videos.

• Key/fob log; community access coordination.

• Deposit handling and clear damage charge-back rules.

Collections & renewals

• Rent collection with reminders (auto-messages before due, human follow-up after).

• Renewal pricing guidance based on area comps and RERA index.

• Notice timelines tracked (renewal, move-out, rent increase limits).

Maintenance & inspections

• Triage (urgent vs routine), vendor dispatch, cost approvals over a set threshold.

• Preventive care (AC service, filter changes, minor seals—little things reduce big bills).

• Mid-tenancy and pre-renewal inspections with photo evidence.

Financial reporting

• Monthly or quarterly owner statements with invoices, receipts, and VAT where applicable.

• Year-end summary for audit or tax use; escrow/trust account language if relevant.

What a strong short-term/holiday home (DET/DTCM) service menu includes

Revenue & channel management

• Multi-channel distribution (OTAs + direct), rate parity control.

• Dynamic pricing (seasonality, citywide events, lead time, comp sets).

• Minimum-stay, gap-night tactics to reduce calendar holes.

Guest operations

• Screening (basic verification), clear house rules, and deposit/hold policy.

• Seamless check-in (smart locks or in-person meet), transparent communications.

• 24/7 support; defined escalation for noise/neighbor issues.

Housekeeping & turnaround

• Hotel-style linens, consistent standards, inventory control (lost/damaged items recorded).

• Deep cleans (set cadence), maintenance spot-checks between stays.

• Tourism Dirham remittance and DET compliance.

Owner communications & reporting

• Real-time booking calendar access.

• Monthly revenue, occupancy, ADR, RevPAR summary—with notes on variances.

• Annual review: pricing strategy, property upgrades that actually move the needle.

Red flags (and a few deal-breakers)

• License fog: They “can’t access the certificate right now,” or the person named on the license isn’t involved in your file.

• Tricky pricing: Teaser management rate that excludes essentials (e.g., linen, listing photography, renewal admin, inspections).

• No sample statements: If reporting is “custom per owner,” it often means “ad hoc and messy.”

• Slow response culture: If sales replies are fast but ops replies drag, that delta will widen after signing.

• Vendor opacity: No published call-out rates, no markup disclosures, no warranty process.

• Yield hype: “Guaranteed high returns” without a comp-set methodology or historical set.

• Ad non-compliance: No Trakheesi on long-term listings; holiday homes not showing valid DET permitting.

If two or more of those show up early, I’d step back. A clean management relationship starts clean.

SLAs & KPIs worth putting in writing

Response times (business hours unless noted)

• New lead reply: ≤ 2 hours (leasing), ≤ 15 minutes (active guest).

• Maintenance triage acknowledgment: ≤ 4 hours; urgent dispatch: same day.

Leasing & occupancy

• Days-on-market target (D.O.M.): ≤ 21 days for mainstream stock; bespoke assets can be longer with an agreed range.

• Occupancy target (annual lease): ≥ 90% (portfolio-wide) assuming market-rate pricing.

• Renewal retention: ≥ 70% (varies by micro-market and rent delta).

Collections

• % rent collected by Day 5: ≥ 95%.

• Arrears over 30 days: ≤ 2% of portfolio.

Maintenance

• Mean time to resolve (MTTR): Urgent ≤ 24h, Routine ≤ 72h.

• Preventive tasks completed on schedule: 100%.

Short-term performance

• Occupancy vs comp set (Index = 100 baseline): ≥ 95–105 target range depending on strategy.

• ADR vs comp set: hold or beat Index 100 over the quarter.

• Review score: ≥ 4.6/5 (or the OTA equivalent).

Even if you tweak the exact numbers, agree the metrics now so you’re not arguing about what “good” looks like later.

Owner onboarding checklist (copy, paste, tick)

Ownership & authority

• ☐ Title deed (digital copy) and passport copy

• ☐ Power of Attorney (if manager will sign on your behalf)

• ☐ Bank details for remittances (AED IBAN; FX handling if needed)

Property setup

• ☐ DEWA account, chiller account (if separate), gas (if applicable)

• ☐ Community/HOA contacts, access cards, parking permits

• ☐ Warranty docs, appliance manuals, spare keys/fobs

• ☐ Existing service contracts (AC AMC, pest control, etc.)

For long-term

• ☐ Preferred lease terms (pets, grace period, minimum rent)

• ☐ Rent collection method (cheques, transfers, PDC handling policy)

• ☐ Desired renewal strategy (market-rate vs tenant retention)

For short-term

• ☐ DET holiday home classification/permit (or manager to obtain)

• ☐ Inventory list (linens, cookware, amenities), brand standard for photos

• ☐ Pricing boundaries (min/max nightly rate), blackout dates for owner stays

“Included vs Optional” packages (example matrix)

Note: This is illustrative. Ask each firm to mark what’s included/included-with-conditions or optional, then attach prices.

Sample maintenance rate card (illustrative)

Ask: Are there markups? Call-out minimums? Weekend surcharges? Get those in writing.

What you provide vs. what the manager provides

The copy-paste RFP (Request for Proposal)

Send this to 2–3 shortlisted firms. Keep answers structured and comparable.

1) Company & licensing

• Legal entity name, trade license number, RERA/DET registration screenshots.

• Years in operation in Dubai; number of units under management by type (apartments, villas, holiday homes).

• Contact(s) for sales and for ongoing ops (names, roles, phone/email).

2) Portfolio fit

• Communities where you manage ≥ 20 units (or ≥ 10 villas).

• Three addresses (redacted) similar to mine, with tenure (months/years managed).

3) Service scope

• Exactly what’s included in standard management; what’s excluded or billed.

• Leasing workflow (marketing, viewings, screening, contracting).

• Short-term workflow (channels, pricing tool, guest screening, housekeeping model).

4) Technology

• Owner portal features (statements, invoices, tickets, photos).

• Dynamic pricing source(s) and how you benchmark comp sets (for holiday homes).

• API connections to OTAs or portals (if applicable).

5) Fees

• Management fee (long-term: % of annual rent; short-term: % of gross bookings).

• Admin fees: leasing, renewal, inspection, cheque handling, late-rent chasers (if any), housekeeping/linen (holiday homes).

• Vendor markups and call-out fees; after-hours surcharges.

6) Financial operations

• Statement frequency; sample statement with invoice trail.

• Custody of deposits; bank accounts (trust/escrow or operating).

• Remittance timing after tenant/guest payment clears.

7) Maintenance

• Approved vendor list; typical rates; warranty handling.

• SLAs (triage time, MTTR urgent/routine); who signs off on costs above AED X.

8) Compliance

• Trakheesi process and policy (long-term).

• DET/Holiday Homes permit handling and Tourism Dirham remittance (short-term).

9) Performance & references

• KPIs you track and current portfolio averages (D.O.M., occupancy, ADR/RevPAR, review scores).

• Two landlord references (name, community, property type; consent to contact).

10) Contract terms

• Minimum term; termination clause; notice period; post-termination handover.

• IP ownership of photos/listings; data access after termination.

• Liability, professional indemnity/insurance coverage.

Ask them to answer in bullet points and attach supporting files. You’ll be able to compare apples to apples in one sitting.

A realistic owner’s workflow (so you stay in control)

1. Shortlist 3 managers and send the RFP (above).

2. Score responses using the Owner Scorecard from Batch 1.

3. Verify licenses and one live listing/permit per firm.

4. Review sample statements + one maintenance job trail end-to-end.

5. Pilot (optional): give a single unit for 3–6 months with KPIs baked into the contract.

6. Scale to more units only after KPIs are consistently met (or renegotiate terms).

It’s not a perfect system—but it’s simple and it works. And if someone resists the process, that’s data too.

Case Studies, Yield Math (Simple & Honest), Owner-Protective Clauses, and Handover Templates

Some of this will feel “obvious,” yet it’s the obvious bits that save owners the most money. I’ve learned (sometimes the hard way) that a small tweak in assumptions—vacancy days, for example—can flip a deal from great to just… average. So, let’s keep the numbers grounded, not glossy.

Mini case studies (illustrative, not promises)

These are simplified and anonymized. Real outcomes depend on building rules, seasonality, micro-market, presentation, even elevator downtime. Yes, really.

Case 1 — Long-term studio in JVC (owner prefers stability)

• Purchase: AED 550,000 (all-in with closing)

• Annual rent achieved: AED 48,000

• Vacancy: 15 days between tenancies (≈ 4% loss)

• Management fee: 7% of annual rent (AED 3,360)

• Maintenance & incidentals: AED 2,000 (filters, minor fixes)

• Service charges (building): AED 6,000

Back-of-envelope net:
48,000 − (3,360 + 2,000 + 6,000) − 1,920 (vacancy) = AED 34,720
Net yield ≈ 6.3% on AED 550k

Takeaway: Owner didn’t chase the last 1–2k in rent; kept DOM low and got a tidy, predictable yield.

Case 2 — Downtown 1-bed, holiday home (owner aims for higher upside)

• Purchase: AED 1,600,000

• ADR (average daily rate): AED 550 (year-round blended)

• Occupancy: 72% (≈ 263 nights)

• Gross booking revenue: 550 × 263 = AED 144,650

• Management fee: 18% (AED 26,037)

• OTA & payments cost: 3% (AED 4,339)

• Housekeeping/linen (turnovers): AED 12,000

• Utilities & internet: AED 9,600

• Incidentals/consumables & minor maintenance: AED 6,000

• Service charges: AED 17,000

Back-of-envelope net:
144,650 − (26,037 + 4,339 + 12,000 + 9,600 + 6,000 + 17,000) = AED 69,674
Net yield ≈ 4.35% on AED 1.6M

Takeaway: Nice cashflow, strong owner usage flexibility—but not automatically “higher.” Yield depends on execution (pricing, reviews, upkeep).

Case 3 — Palm West Beach 2-bed, long-term premium lease (quality over speed)

• Purchase: AED 4,700,000

• Annual rent: AED 360,000 (premium tenant with 2-year history)

• Vacancy: effectively 0 (renewal secured)

• Management fee: 5% (AED 18,000)

• Annual maintenance & incidentals: AED 7,000

• Service charges: AED 40,000

Back-of-envelope net:
360,000 − (18,000 + 7,000 + 40,000) = AED 295,000
Net yield ≈ 6.28% on AED 4.7M

Takeaway: High-quality building + proactive tenant care kept churn low. Stability can outperform “hype” when you pick your battles.

Your simple yield calculator (copy the formulas; change the inputs)

Long-term (annual lease)

Formula:
Net Yield (%) = \(Annual Rent × (1 − Vacancy%)\) − Mgmt Fee − Maintenance − Service Charges − Insurance ÷ Purchase Price × 100

Example input table

Outputs

Short-term (holiday homes)

Formula:
Net Yield (%) = \(ADR × Occupancy% × 365\) − Mgmt Fee − Housekeeping/Linen − OTA/Payment Fees − Utilities/Internet − Service Charges − Minor Maint. ÷ Purchase Price × 100

Scenario grid (illustrative)

(Run your own comps. Even tiny ADR changes matter more than people expect.)

Clauses that quietly protect owners (put them in)

Small imperfection I’ll admit: owners sometimes push cost approval thresholds too low, which slows operations. Strike a balance (AED 1,000–2,500 for apartments; higher for villas).

Termination & handover (keep it calm, not combative)

Notice email template (short):

Subject: Termination of Property Management Agreement — [Property Address/Ref]

Dear [Manager Name],
As per clause [X], we are providing 30 days’ notice to terminate the Property Management Agreement for [Property].

Please prepare the following by [date]:

1. Final owner statement through termination date

2. Tenant/guest contact and status, deposit ledger, arrears status

3. Maintenance log and open work orders

4. Keys/fobs/access cards inventory

5. Photos and marketing assets (originals)

6. Copies of permits (Trakheesi/DET as applicable) and contracts

We will confirm collection/handover arrangements by [date].
Thank you for your cooperation.

Regards,
[Owner Name]
[Phone / Email]

Handover checklist

• ☐ Keys/fobs/cards counted and logged

• ☐ Tenant ledger & deposit status verified against bank/escrow

• ☐ Open maintenance tickets either closed or transferred

• ☐ Last three owner statements reconciled (balances signed off)

• ☐ Photo library and listing copy exported (original files)

• ☐ Active ads paused/removed (or ownership transferred)

• ☐ Permits & passwords rotated (owner portals, smart locks, etc.)

More FAQs

Can I switch from long-term to short-term later?
Usually, yes—subject to building/community rules and permitting. Budget for setup (furnishing, photography, DET steps) and a short revenue “ramp.”

What’s a realistic vacancy assumption?
For long-term, many owners model 2–6 weeks every few years; for short-term, vacancy is embedded in occupancy%—run conservative, base, and upside.

Are guaranteed-rent offers safe?
They can be, but read the fine print: who carries market risk, who pays service charges and capex, and what happens if permits are suspended or demand drops.

How do I keep reviews high in holiday homes?
Fast responses, spotless cleaning, reliable Wi-Fi/AC, and proactive maintenance. Small welcome touches help. So do clear rules to prevent avoidable issues (noise, parking).

When should I not use short-term?
If your building is strict on holiday homes, if you dislike operational variability, or if your unit’s layout is poorly suited to turnover stays (e.g., limited storage/cleaning access).

Should I buy furniture packages?
If you value speed and consistency, yes—just ensure durability and replacement logistics. For premium ADR, bespoke styling often pays back, but only with great photos.

Owner tools you can repurpose (fast)

1) One-page KPI sheet (pin it to the contract)

2) Post-tenancy playbook (long-term)

• Day 0–1: Move-out inspection with photos

• Day 1–3: Quote & approve touch-ups (paint, grout, AC service)

• Day 3–5: Photography and ad copy; Trakheesi ready

• Day 5+: Go live; weekly performance report

3) First 10 reviews strategy (holiday homes)

• Personal check-in or rapid digital onboarding

• “First-night SMS”: “Anything missing?”

• Leave a small, useful gift (water/coffee/adapters). Ask for feedback, not a 5-star plea.

Quick closing thought

There’s a mild (and useful) contradiction at the heart of this topic: the more “hands-off” you want your investment to be, the more “hands-on” you should be at the start—choosing, verifying, and setting expectations with your manager. After that, good systems take over.

Micro-Markets (What Works Where), Two Realistic Proposal Comparisons, and a Ready-to-Use Scorecard

Let’s zoom in to the part most owners care about: where your strategy fits. Dubai is not one market; it’s a mosaic of micro-markets with different rhythms, community rules, and—importantly for short-lets—building policies. I’ll keep this pragmatic and (mostly) free of hype.

Micro-market tendencies (you can sanity-check these when you run RFPs)

Two reminders that don’t fit neatly into a table: (a) Advertising compliance for long-term listings still needs an active Trakheesi permit; (b) Holiday homes require registration/approvals with Dubai’s Department of Economy and Tourism (DET) before listing—building and unit-level rules matter. You can verify licensing via DLD’s public tools and DET’s Holiday Homes materials.

Two proposal summaries (redacted) — same unit, very different reality

Scenario: 1-bed in Business Bay, good photos, secure parking, Wi-Fi solid.

Firm A (Short-Term)

• Headline fee: 15% of gross bookings

• Inclusions (fine print): Photography, OTA distribution, basic dynamic pricing; linen billed per stay, deep cleans extra, guest amenities billed

• Housekeeping model: Outsourced; 48h lead time; weekend surcharge

• Tech: Owner portal with revenue calendar + tickets

• SLA claims: 24/7 guest support; urgent maintenance ≤ 24h

• Evidence: One anonymized owner statement; 4.7/5 OTA score across 12 months

Projected year (manager’s base case):
ADR 500, Occ 70% ⇒ Gross AED 127,750
Less: Fee (15%) 19,163; OTA/payments (3%) 3,833; Housekeeping/linen 14,400; Utilities 9,600; Service charges 14,000; Minor maint. 6,000 ⇒ Net ≈ AED 60,754

What I’d probe: housekeeping capacity at peak, markups on consumables, who handles Tourism Dirham, and the precise dynamic-pricing inputs (events calendar, comp set). Also confirm DET permit flow is in place before go-live.

Firm B (Long-Term)

• Fee: 7% of annual rent; leasing fee AED 2,000, renewal AED 1,000

• Inclusions: Trakheesi for listing, photos, tenant screening, Ejari registration, move-in/out reports, two inspections/year

• Tech: Owner statements monthly; WhatsApp escalation for urgent tickets

• SLA claims: DOM ≤ 21 days at market rent; urgent maintenance ≤ 24h; routine ≤ 72h

• Evidence: Two landlord references; sample inspection report; Google reviews 4.6★ (I still call one reference)

Likely outcome (market today, illustrative):
Annual rent AED 95,000; 10 days vacancy (≈ AED 2,603)
Mgmt (7%): AED 6,650; Leasing admin 2,000; Maint. 3,000; Service charges 14,000
Net ≈ AED 66,747

What I’d probe: renewal strategy (index vs comps), arrears protocol, and approval thresholds on work orders. Also confirm the Trakheesi permit workflow and license details in DLD’s system.

Imperfect but helpful observation: once you include the real housekeeping and linen economics, short-term “headline” fees and long-term “7%” often land surprisingly close on net. Your property, your tolerance for variability, and your building’s policies are the tiebreakers.

The compact owner scorecard (paste into your doc and rate 1–5)

Quick compliance crib notes (so you aren’t guessing)

• RERA/DLD license checks: Use DLD’s “Validate Real Estate Licenses & Permits” or the Dubai REST app to confirm entities and permits.

• Holiday Homes (DET): Operators/owners must register in the Holiday Homes system; each unit requires approval before listing. DET provides a public guide and user manual.

• Advertising (long-term): Trakheesi permits govern advertising compliance; DLD’s official user guide lays out what each permit type allows (and what it doesn’t).

• Shortlist heuristics: Independent guides (e.g., Bayut, LuxFolio’s overview) keep coming back to the same four themes—license, track record, service inclusions, and transparent fees. Cross-check yours against that baseline.

Tips to get better answers

• Give a clear deadline (48–72 hours works).

• Encourage bullet-point responses with attachments; it saves you time scoring.

• Tell them you will call both references—you’ll get crisper, more candid submissions.

3) Yield Micro-Calculator

This is a single, self-contained HTML file (no external libraries) with two panels:

• Long-Term (RERA/Ejari) — models rent, vacancy, management %, maintenance, service charges, insurance.

• Short-Term (Holiday Homes) — models ADR, occupancy, management %, OTA fees, housekeeping/linen, utilities, service charges, minor maintenance.

• Download: Yield Micro Calculator

Embed options

• Framer / CMS: add an “Embed”/“Code” block and paste the HTML content.

• WordPress: use a Custom HTML block and paste the code.

• Static site: drop the file into /public/tools/ and link to it from your article’s CTA (e.g., “Open Yield Calculator”).

Why this matters
When you push a proposal through the calculator with conservative, base, and upside assumptions, the “headline fee” quickly gives way to the true net—which is all you (and investors) actually care about.

Smart publishing checklist (to wrap this post neatly)

• Place the calculator link near your first table (above the fold) so readers can test scenarios early.

  
  

Thinking about hiring a Dubai property manager?
Get a side-by-side comparison and a clear net yield in minutes.
→ Download the Scorecard
→ Use the Yield Calculator
Or book a 15-minute consult to talk through your scenario: Schedule here.