Airbnb management fees in Dubai in 2026: what managers really charge

An Airbnb management company in Dubai typically charges 15% to 25% of rental revenue, according to Property Finder's guide to property management fees (2026). Rates published in plain sight by managers run from 12% to 20%, but they do not cover the same things. Medini Homes charges 17% of hosting revenue excluding re-billed cleaning fees, all-inclusive.

Disclosure first: this article is published by Medini Homes, and I run Medini Homes. Every rate quoted below was read on 14 October 2026 on the manager's official page, with the link. When a rate is not published, the table says so, with no estimate. Companies change their prices: always check the contract.

Published fees by manager, checked on 14 October 2026

"From" means the final rate depends on the property: the number shown is a floor, not a price. And two identical rates do not cost the same if the basis or the list of extras differs. Frank Porter and Medini Homes both show 17%, for example, but only one of the two pages states the basis. For each company's profile beyond price, read our comparison of Dubai Airbnb management companies.

What each rate costs on real revenue

Take real revenue: the median for a JVC / JVT studio in our portfolio, AED 82,800 of gross hosting revenue over 12 full months, from August 2025 to July 2026 (Dubai STR Report 2026). Here is what each published rate gives on the same basis:

The useful reading: between 12% and 17%, the gap is AED 4,140 a year on this studio. If a 12% offer re-bills you cleaning, linen, a setup package or a maintenance mark-up worth more than AED 4,140 over the year, it costs more than a 17% all-inclusive offer. That is the calculation to run, with the extras written into each quote.

Included or billed on top: the 6 items to check

Hidden fees to spot in a contract

• The calculation basis. The same rate applied to gross revenue, to revenue after platforms or to revenue including cleaning does not produce the same invoice. Get the definition in writing.
• Re-billed cleaning. Collected from the guest, re-billed to the owner, or both: ask who pays and who keeps it.
• Onboarding fees. Photography, listing creation, going live: a one-off package whose amount is not always shown.
• Maintenance mark-up. A percentage added to each job only shows on invoices. Ask whether contractor invoices are passed on as they are.
• Owner stays. Cleaning on departure, even a fee on long stays: read the FAQ or the mandate.
• VAT on the fee. Ask whether the percentage excludes VAT. At Medini Homes, as in the example Nestify publishes, the fee is quoted excluding VAT: 5% VAT is added on top.
• Exit terms. Notice, penalties, return of listings and photos. With us: 30 days notice, no penalty.

What the owner pays anyway

These items are not management fees. They are due whichever manager you choose, and should be left out of the comparison between offers.

The licensing steps are covered in our DET licence and tax guide for non-residents.

Worked example: a JVC studio with Medini Homes

Checklist: comparing two management quotes

1. The exact rate for your property, in writing, not a "from".
2. The calculation basis: gross, after platforms, cleaning included or not.
3. The list of extras with amounts: cleaning, linen, onboarding, photography, setup.
4. The maintenance policy: mark-up, or contractor invoice passed on as is.
5. Rate excluding or including VAT.
6. A real owner statement, and the date it goes out each month.
7. Exit terms: notice, penalties, what you take back.

Run the maths on your expected revenue, extras included: it is the only comparable number. The full grid, beyond price, is in our guide to choosing an Airbnb management company in Dubai.

Frequently asked questions

What is the average Airbnb management company fee in Dubai?

Fees typically range from 15% to 25% of revenue, according to Property Finder (2026). Headline rates published in plain sight, checked on 14 October 2026, run from 12% (Houst, full management) to 20% (Homevy), with Frank Porter at 17% and GuestReady from 18%. Medini Homes charges 17% of hosting revenue excluding re-billed cleaning fees, all-inclusive, adjustable by property type and cluster, confirmed at the audit.

Is the fee calculated on gross or net revenue?

It depends on the manager. Homevy and Nestify say they calculate their fee after platform fees, Houst refers to gross booking revenue, and Frank Porter does not state the basis on its pricing page. Medini Homes calculates its 17% on hosting revenue excluding re-billed cleaning fees. Ask for the basis in writing, with a sample statement.

Are cleaning and linen included in the fee?

Not always. Several managers charge cleaning to the guest and keep it, others re-bill it to the owner, and some charge a cleaning fee after the owner's own stays. At Medini Homes, hotel-grade housekeeping and linen are included in the 17%, with no re-billing to the owner.

What does the owner still pay on top of the fee?

Platform commissions (Airbnb: 15.5% on the host-only fee for most hosts, 15% to 20% for Booking.com), the tourism dirham of AED 10 or 15 per occupied room per night, the DET holiday home permit of AED 300 per bedroom capped at AED 1,200 per unit per year, and building charges (DEWA, chiller, service charge).

How much does it cost to have a JVC Airbnb studio managed?

On the median of our portfolio, a JVC / JVT studio generated AED 82,800 of gross hosting revenue from August 2025 to July 2026. At 17%, the fee is AED 14,076 for the year, all-inclusive. It is a fee, not an owner net.