Downtown Dubai has the highest medians of the areas we measured: about AED 150,000 a year gross for a professionally run 1-bed and AED 220,000 for a 2-bed. After costs the owner keeps about AED 80,000 and AED 118,000, below the average long-let asking rents of AED 133,000 and AED 223,000. The shortfall is larger for the 2-bed. Request a free estimate to see your own unit.
Why Downtown sits at the top of the table
Downtown Dubai is the central, high-demand address in this series, and it shows in the rates. A professionally run 1-bed averaged about AED 610 a night at 76% occupancy, and a 2-bed about AED 940 at 74%. Its gross medians, in the table below, are the highest of the areas in our data set. The comparison across all areas is in the income by area data page.
"Professional" means a rating of 4.5 or higher and a unit available 271 to 365 days a year. We measured 393 professional 1-beds and 349 professional 2-beds. Across all 6,809 active listings the median was far lower, around AED 88,000 gross, because part-time and weaker listings pull it down.
| Professional listings | Sample | Average nightly rate | Occupancy | Median gross / year | Top quarter gross |
|---|---|---|---|---|---|
| 1-bed | 393 | AED 610 | 76% | AED 150,000 | AED 182,000 |
| 2-bed | 349 | AED 940 | 74% | AED 220,000 | AED 259,000 |
All revenue figures are gross: before platform commission, cleaning, utilities, service charges and the management fee. The average is higher than the median (about AED 170,000 for the 1-bed and AED 257,000 for the 2-bed) because top performers pull it up.
December carries the year
Downtown's rate swing is large. A professional 2-bed averaged about AED 540 a night in June and about AED 1,610 in December, three times as much. The 1-bed moved from about AED 370 in June to about AED 970 in December. November was the busiest month for occupancy, at 86% for the 2-bed and 87% for the 1-bed, and March the quietest, at 41% and 45%.
December is the winter high season, and for a Downtown unit that month and the weeks around it do a lot of the work. Dynamic pricing matters here: a unit left on one nightly rate gives away money in December and loses bookings in June. The period we measured also includes the 2026 downturn, when summer rates fell sharply, so treat the low months as a weak summer rather than a typical one.
After costs: where the 1-bed and 2-bed differ
The owner-net example takes the median professional listing and subtracts the platform commission (15.5%), a management fee of 20% (a neutral example, the mid-point of the 15 to 25% market range, not a quote), utilities (AED 1,300 a month for a 1-bed, AED 1,800 for a 2-bed, our estimates) and consumables at 4% of gross (our estimate). Service charges are left out because the owner pays them either way.
| Downtown Dubai | Owner net, median | Owner net, top quarter | Long-let asking rent | Median net as share of rent |
|---|---|---|---|---|
| 1-bed | AED 80,000 | AED 100,000 | AED 133,000 | about 60% |
| 2-bed | AED 118,000 | AED 143,000 | AED 223,000 | about 53% |
Plainly: in Downtown a typical professionally run holiday home leaves the owner less than the average long-let asking rent, and the gap is wider for the 2-bed (about AED 105,000 a year at the median) than for the 1-bed (about AED 53,000). Even the top quarter of 2-beds, at AED 143,000 net, sits below the AED 223,000 asking rent. The long-let figure comes from the dubizzle Market Report for the first half of 2026 and is before the agency fee and empty months, and achieved rents can be lower than asking. It is still a clear result, and an owner should not judge the 2-bed on gross revenue alone.
Who Downtown suits as a holiday home
Given those numbers, the case for short stays in Downtown is not "more money than a tenant". It is one of these:
- Personal use. You want the apartment for some weeks each year, which a 12-month lease does not allow.
- Flexibility. You may sell or move in and do not want a tenancy in the way.
- A furnished unit that already carries its cost. If you are starting from empty, our estimate for furnishing a 1 or 2-bed to holiday-home standard is AED 35,000 to 50,000.
- A unit that can reach the top quarter. The 1-bed top quarter, at AED 100,000 net, closes part of the gap.
If you are weighing the two routes across the whole city, Is a holiday home in Dubai worth it? sets out the numbers after costs. Our estimate compares both options for your unit. If a long let pays you more, we will tell you.
Licence and building checks
- Holiday home rental in Dubai needs a licence from the Department of Economy and Tourism (DET). An operator needs Initial Approval, then the licence, then a permit for each unit. Details and current fees are at dubaidet.gov.ae.
- The permit number must appear in every advert. Operating without a licence carries a fine of AED 5,000, and without insurance AED 2,000, under the 2014 resolution.
- Permit and licence fees were waived under a 2026 support package; check the current position with DET.
- Check the tower's rules. Many buildings and owners' associations restrict short stays or require a no-objection certificate, and a mortgage lender may need to agree.
- Guests pay the Tourism Dirham per night, collected by the operator; the rate depends on the property category. Check DET for current rates.
We are launching in Dubai with a DET-licensed operating partner. Our own operator licence is in progress and we do not operate holiday homes in Dubai ourselves today. Our fee is agreed upfront, in writing, before anything is signed; for what the market charges see Airbnb management fees in Dubai.
Frequently asked questions
How much can an Airbnb in Downtown Dubai earn?
A typical professionally run 1-bed grossed around AED 150,000 and a 2-bed around AED 220,000 over the 12 months to September 2026 (medians). The top quarter reached AED 182,000 and AED 259,000. These are gross figures. AirDNA estimates revenue from Airbnb and Vrbo listings; nights sold through Booking.com or direct bookings are not always captured, so multi-channel operators can earn more than these figures.
What is left after costs?
In our worked example the median owner net is about AED 80,000 for a 1-bed and AED 118,000 for a 2-bed, after platform commission, a 20% management fee (an example, not a quote), utilities and consumables. Service charges come on top under either model.
Is a long let better than Airbnb in Downtown?
On these numbers a long let pays more at the median, especially for the 2-bed, where average asking rent is AED 223,000. Short stays still suit owners who want personal use, flexibility to sell or move in, or a unit that performs in the top quarter.
When is Downtown busiest?
Rates peak in December and occupancy peaks in November. The weakest months for rates are May and June, and March has the lowest occupancy.
Do I need a permit for my Downtown apartment?
Yes. Each unit needs its own holiday home permit from DET, the permit number must be shown in adverts, and the operator needs a licence and liability insurance. Confirm the owner route and the current fees with DET and your building.
Sources
- AirDNA market data, 12 months October 2025 to September 2026, converted from USD at the fixed rate of AED 3.6725.
- dubizzle Market Report, H1 2026 (average asking rents).
- Department of Economy and Tourism, Dubai: dubaidet.gov.ae.
- Executive Council Decree No. 41 of 2013; Executive Council Resolution No. 49 of 2014; Administrative Resolution No. 1 of 2020.
- Dubai Media Office, 21-05-2026 announcement of the support package for holiday homes.
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