Budget AED 35,000 to 50,000 to furnish a 1 or 2-bed to holiday-home standard from empty (our estimate, not a quote). Spend on the bed, the sofa bed, blackout curtains, air conditioning that works, a proper kitchen kit and good lighting; do not overspend on art or decor that photographs well but does not change reviews. Units are classified as standard or deluxe against DET criteria, self-classified after the permit is approved. Get a free estimate for your unit.
Start with the question that sets the budget
Before you buy a single item, decide who the guest is. A 1-bed near the Marina or Downtown mostly hosts couples, solo travellers and business visitors. A 2-bed hosts small families and friends travelling together. A family unit in a villa community needs a different mix again: more beds, space for luggage, and things for children. The furniture follows the guest, and so does the review score.
The second question is whether the flat is already furnished. If it is, the cost may be a top-up rather than a full fit-out: linen, kitchen kit, a better mattress and a few repairs. Many owners overestimate what they need to replace.
What guests expect, by unit type
| Unit | Typical guests | What they expect beyond the basics |
|---|---|---|
| Studio | Solo travellers, short stays | A real bed, fast wifi, a workspace, blackout curtains |
| 1-bed | Couples, business travellers | A comfortable bed, a sofa that works for a third guest, a kitchen they can actually cook in |
| 2-bed | Families, groups of friends | Two properly equipped bedrooms, two bathrooms where possible, more storage, enough crockery and towels for everyone |
| Villa or townhouse | Larger families, longer stays | A working outdoor area, a full kitchen, laundry, space for children |
Guests compare your listing with the one next to it in the search results. They do not compare it with the flat they live in. Meet the standard of the competition in your building and your price band, then aim to be a little better on the things reviews mention.
Room-by-room checklist
Bedroom
- A good mattress, the single item most reviews mention, plus a protector.
- Two sets of linen per bed and spare pillows, so a turnover never waits for the laundry.
- Blackout curtains: guests arrive on night flights and sleep late.
- Bedside lighting and sockets with USB ports within reach of the bed.
- Wardrobe space and hangers; a luggage rack or a clear floor area.
Living area
- A sofa that is comfortable to sit in, not only to look at; a sofa bed if the unit sleeps extra guests.
- A TV with streaming access and a dining table that seats the number of guests you advertise.
- Air conditioning that cools quickly, serviced before the summer. This is non-negotiable in Dubai.
- Layered lighting: ceiling light, lamps, and a dimmer if possible.
Kitchen
- Pans, a knife set, chopping boards, a kettle, a coffee machine and a toaster.
- Plates, glasses and cutlery for one more guest than the bed count.
- A fridge that works and a washing machine on site.
- A small starter set: dish soap, sponges, bin bags, salt, oil.
Bathroom
- Fresh towels, two per guest, plus bath mats.
- A hairdryer and a shower with reliable pressure and hot water.
- A visible set of basic toiletries and spare toilet paper.
Entrance, safety and tech
- A smart lock or a key box, so check-in does not depend on someone being on site.
- Fast, reliable wifi, with the speed tested.
- A smoke detector and a first-aid kit in an obvious place.
- A house manual with the wifi code, the building rules and a number to call.
Budget: what we use for planning
Our estimate for furnishing a 1 to 2-bed to holiday-home standard from empty is AED 35,000 to 50,000. It is an estimate, not a quote: the real figure depends on the size of the unit, the quality you choose and what you already own. The lower end fits a compact 1-bed with sensible mid-range furniture; the upper end suits a 2-bed or a more design-led finish.
Several operators offer furnishing packages. Terms differ, so ask for the full list of items, the price, who owns the furniture afterwards and any minimum term in writing before you sign anything. The same goes for set-up fees.
Furnishing is a one-off cost, but it is not the only one. Once the home is running, our estimates are about AED 1,300 a month in utilities for a 1-bed and AED 1,800 for a 2-bed, consumables at around 4% of gross revenue, and the platform commission of typically 15 to 18%. Our guide to management fees shows how these costs combine.
Where to spend, and where not to
Spend on what guests touch and what they mention in reviews: the mattress, the linen, the air conditioning, the shower, the wifi, the blackout curtains. Spend on durability too, because a holiday home takes far more wear than a normal flat.
Do not overspend on large pieces of art, expensive rugs, decorative items that break, or white upholstery that stains. Keep the look consistent and simple, because three or four good photographs sell the unit and a clean, bright interior photographs well on a modest budget. Leave room in the budget for replacements in the first year; towels, glasses and linen wear out.
Standard or deluxe: DET classification
The Department of Economy and Tourism (DET) classifies holiday homes into two categories, standard and deluxe, against criteria set out in its Holiday Homes Guide (Administrative Resolution No. 1 of 2020, art. 15). After the permit is approved, the operator or registered owner self-classifies the unit on the DET portal, and the classification certificate costs AED 50 per holiday home. Failing the primary classification criteria carries a fine of AED 500 and failing the secondary criteria AED 200 under the 2014 fee schedule.
We have not reproduced the criteria themselves here. They sit in the DET guide and may change, so read the current version, or ask your operator to confirm the list, before you buy. The category also affects the Tourism Dirham, the nightly charge guests pay: DET publishes AED 10 per room per night for a standard holiday home and AED 15 for a deluxe one. See Tourism Dirham for holiday homes.
Before you buy: the permit and the building
Furnish after you know the unit can be a holiday home. Every unit needs its own DET permit, and many buildings restrict short stays or ask for a no-objection certificate. A mortgage lender may also have a say. Our step-by-step guide to listing and the complete owner guide cover the order of work. Permit and licence fees were waived under a 2026 support package; check the current position at dubaidet.gov.ae.
We are launching in Dubai with a DET-licensed operating partner; our own operator licence is in progress, and we do not currently operate holiday homes in Dubai ourselves. Any fee is agreed upfront, in writing, before anything is signed. If you are weighing the whole project, read is a holiday home in Dubai worth it? first, and see our services for what support we offer.
Frequently asked questions
How much does it cost to furnish a holiday home in Dubai?
Our estimate is AED 35,000 to 50,000 for a 1 to 2-bed starting from empty. It is an estimate, not a quote, and depends on size, quality and what you already own.
Do I need to buy everything new?
No. Keep what is in good condition and replace what guests touch hardest: mattress, linen, towels, kitchen kit. A furnished flat usually needs a top-up rather than a full fit-out.
What is the difference between standard and deluxe?
DET classifies holiday homes into standard and deluxe against criteria in its Holiday Homes Guide. The operator self-classifies after the permit is approved, and the Tourism Dirham differs by category: AED 10 per room per night for standard and AED 15 for deluxe.
What should I not spend money on?
Large pieces of art, decorative items that break and light upholstery that stains. Put the money into the mattress, linen, air conditioning, wifi and blackout curtains.
Should I furnish before I have the permit?
It is safer to confirm the building allows short stays and that the permit route is clear first. Every unit needs its own DET permit before it is listed.
Sources
- Bliss Homes planning estimates for furnishing, utilities and consumables (our estimates, not quotes).
- Department of Economy and Tourism, Dubai: dubaidet.gov.ae (holiday home permit and operator pages).
- Administrative Resolution No. 1 of 2020, art. 15 (classification); Executive Council Resolution No. 49 of 2014, Schedule 2 (fines).
- Dubai Media Office, 21-05-2026, economic incentives package.
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