By the MgtWell Property research desk. Reviewed for accuracy against official sources.
Short-term letting can be an attractive way to use a Dubai apartment, especially in tourist-friendly areas. It is also regulated. This guide explains how the Dubai holiday home permit works in 2026: who regulates it, how to register, what it costs, the rules you must follow, and the 2026 changes every owner should know about.
Who regulates holiday homes in Dubai?
Holiday homes are regulated by Dubai's Department of Economy and Tourism (DET), the body that replaced the Department of Tourism and Commerce Marketing (DTCM). Many people still say "DTCM permit", but applications now go through DET's Holiday Homes portal.
The key legal texts are:
- Decree No. 41 of 2013, which says no person may carry on the holiday home activity without a licence.
- Executive Council Resolution No. 49 of 2014, which sets fees and fines.
- Executive Council Resolution No. 2 of 2014, which sets the Tourism Dirham.
- Administrative Resolution No. 1 of 2020, which sets application requirements.
All of these are published on the Dubai Legislation Portal.
Can you run a holiday home yourself?
According to Gulf News, both individual owners and companies can register units on the DET portal. In practice, owners choose between two routes:
| Route | How it works | Suits |
|---|---|---|
| Self-managed | You register the unit, list it, and handle guests, cleaning and Tourism Dirham reporting | Owners living in Dubai or with a reliable local team |
| Licensed operator | A DET-licensed holiday home company registers and runs the unit for a share of revenue | Overseas owners who want hands-off income |
Many overseas owners prefer the operator route, because guest check-ins, cleaning, maintenance and monthly reporting are hard to manage from another time zone.
How to get a Dubai holiday home permit
Based on the process described by Gulf News:
- Create an account on the DET Holiday Homes portal.
- Add the unit: unit type, number of bedrooms, area and developer.
- Upload documents (see below).
- Submit for review. Gulf News reports that applications are usually reviewed within one business day.
- Classify and pay: once approved, self-classify the unit from your dashboard and pay the fees to activate it.
Documents usually required
- Title deed, or a DLD-approved sale and purchase agreement
- No objection certificate (NOC) from the developer, if applicable
- Owner's signed passport copy or Emirates ID
- Trade licence, if the owner is a company
- Property management letter (template on the portal)
- Latest DEWA bill
Before you apply, check your building's rules. Some buildings and communities restrict short-term letting, and the purchase agreement should not prohibit holiday home use. A permit is only as useful as the building's willingness to host guests.
Fees and the Tourism Dirham
| Item | Standard amount | Basis |
|---|---|---|
| Holiday home permit | AED 300 per bedroom, max AED 1,200 per unit per year | Resolution 49 of 2014 |
| Classification certificate | AED 50 | Resolution 49 of 2014 |
| Knowledge and innovation fees | AED 10 each | Reported by Gulf News |
| Tourism Dirham (standard) | AED 10 per occupied room per night | Resolution 2 of 2014 |
| Tourism Dirham (luxury) | AED 15 per occupied room per night | Resolution 2 of 2014 |
The guest pays the Tourism Dirham, but the owner or operator must collect it, keep records and remit it on time.
2026 relief measures
On 21 May 2026, Dubai approved a second economic package of AED 1.5 billion. According to the Dubai Media Office, it included an exemption from permit and licence fees for holiday homes and an exemption from collecting the Tourism Dirham for DET-registered establishments. The package's initiatives were set to run for roughly three to 12 months, with each authority announcing its own timeline. Check with DET or your operator whether these exemptions still apply when you register.
Fines for breaking the rules
Resolution 49 of 2014 sets fines for breaches. As summarised by Real Estate Club Dubai, examples include AED 5,000 for operating without a licence or permit and AED 2,000 for inadequate maintenance or invalid insurance, with fines doubling for repeat offences within 12 months up to a cap. Separate fines apply to Tourism Dirham breaches. The simple lesson: register first, list second.
2026 market reality for short-term lets
Short-term rental income is more volatile than a long-term lease. The regional conflict that began in February 2026 hit tourism and aviation, and local analysts reported a steep fall in holiday home occupancy in spring 2026 compared with a year earlier. Do not underwrite a short-let purchase using 2024 or 2025 performance.
| Factor | Short-term (holiday home) | Long-term lease |
|---|---|---|
| Income pattern | Seasonal, can swing month to month | Fixed rent, usually paid by cheques |
| Running costs | Furnishing, cleaning, utilities, platform and operator fees | Mostly service charges and maintenance |
| Management | Intensive, usually needs an operator | Light, can be handled remotely |
| Regulation | DET permit, Tourism Dirham, guest records | Ejari registration of the lease |
| Flexibility | Owner can block dates for own use | Property is let for the lease term |
Service charges apply either way, and they reduce net income. Our guide to Dubai service charges shows how to check them, and Dubai rental yields in 2026 explains how to compare gross and net returns.
Where short-lets tend to work
Holiday homes usually perform best close to beaches, landmarks and business districts, where visitors want to stay. Areas such as Downtown Dubai and Business Bay are common examples, though every building's rules and competition should be checked individually.
Do not forget home-country tax
Short-term rental income from Dubai is not taxed by the UAE for individuals, but your home country may tax it. US owners, for example, report it on their US return. See our guide for US citizens buying property in Dubai.
General information, not tax/legal advice. Speak to a qualified adviser in your country.
How we help
If you would rather not manage guests from abroad, our property management service can coordinate with licensed operators, compare long-let and short-let options for your unit, and keep you informed with clear monthly reporting.
Frequently asked questions
Do I need a permit to rent my Dubai property on Airbnb?
Yes. Short-term rentals in Dubai must be registered as holiday homes with the Department of Economy and Tourism (DET), formerly DTCM. Operating without a permit can lead to fines.
How much does a Dubai holiday home permit cost?
The standard fee is AED 300 per bedroom, capped at AED 1,200 per unit per year, plus small classification and service fees. A 2026 government relief package exempted DET-registered establishments from these fees for a period, so confirm the current position with DET.
Can an overseas owner register a holiday home in Dubai?
Individual owners can register directly on the DET Holiday Homes portal, and the listed documents include a passport copy or Emirates ID. Many overseas owners appoint a licensed holiday home operator to handle registration and day-to-day guest management.
What is the Tourism Dirham for holiday homes?
It is a per-night fee on occupied rooms, set at AED 10 for standard and AED 15 for luxury holiday homes under Executive Council Resolution No. 2 of 2014. The guest pays it, and the owner or operator collects and remits it.
- How to get a Holiday Home Permit in Dubai (Gulf News)
- Dubai Holiday Home Permit 2026: fees, fines and rules traced to the law (Real Estate Club Dubai)
- Hamdan bin Mohammed approves second economic package (Dubai Media Office)
- Dubai Legislation Portal
Last reviewed October 2026. General information, not financial, tax or legal advice.
