Renting out property in Dubai: Ejari, the DLD rental index and holiday home permits

In short: a flat in Dubai can be let long-term or short-term (holiday homes). A long-term let is based on a unified tenancy contract, which is registered in the Ejari system run by the Dubai Land Department (DLD). Rent increases on renewal are assessed against the DLD rental index. A short-term let requires the unit to be registered separately with Dubai's Department of Economy and Tourism (DET) before the advert is published. An owner in Poland can do everything remotely – personally through Dubai REST or through a licensed management company. We do not quote "typical" rates of return: income depends on the unit, the market, costs and vacancies.

Updated: November 2026

Key facts

• Ejari: registration of the tenancy contract with the DLD – through Dubai REST, the Ejari system or a trustee office; the fee: via the app – AED 177.75, at a trustee office – AED 220, according to DLD data for November 2026.
• DLD rental index: indicative for a new contract, binding in a dispute over an increase on renewal; an increase of 0% to 20% depending on the gap to the average market rent.
• Changing the terms: notice at least 90 days before the end of the contract.
• Eviction, for example because of a sale: notice through a notary public or by registered mail at least 12 months in advance.
• Who pays: service charges – the owner; the municipality fee of 5% of annual rent – the tenant.
• Holiday homes: the unit must be registered and approved by the DET before it is advertised.

Long-term lets and Ejari

Tenancy contracts in Dubai are concluded on a unified form (the unified tenancy contract), to which special conditions can be added – up to 4,000 characters in the system. The Arabic terms of the contract are mandatory, because it is an official document. The contract is registered in the Ejari system; the maximum term of a contract in Ejari is 10 years, and contracts shorter than a year can also be registered.

Registration channels according to the DLD:

• The Dubai REST app – for an owner and tenant who are private individuals; the owner's details at the DLD must be up to date.
• The Ejari system – for an owner managing their own unit, the owner's attorney or a licensed management company.
• A Real Estate Services Trustee office – in person, with the original contract and an Emirates ID; an attorney – with an official power of attorney.

Fee for registering a contract in Ejari	Dubai REST / DLD website	Trustee office
Contract registration	AED 100	AED 100
Knowledge and innovation fees	AED 10 each	AED 10 each
Service partner fee	AED 55 + AED 2.75 VAT	AED 95 + VAT
Total	AED 177.75	AED 220

Who pays for Ejari? According to the DLD FAQ, responsibility for registration lies with both parties, but in practice it is most often done by the tenant or an agent. The tenant needs an Emirates ID for registration. Before the first contract, the owner must have the unit entered in the system and approved for letting. According to the DLD FAQ, a renewal cannot be registered if the previous contracts were not registered – so register every contract from the start.

The DLD rental index and rent increases

The DLD publishes a rental index – on its website, in Dubai REST and in the DubaiNow app. You enter the contract end date, the type of unit, the area, the number of rooms and the current annual rent, and the system shows whether and by how much the rent can be raised on renewal. According to the DLD FAQ:

• the index is indicative for a new contract – the parties can set the rent freely;
• it becomes binding when the parties dispute an increase on renewal;
• the current "smart" rental index for flats classifies buildings (quality, standard, energy efficiency, services, location), covers all residential areas of Dubai except DIFC, and is updated every year;
• the increase ranges from 0% to 20% – depending on the gap between the current rent and the average market rent.

Either party that wants to change the terms or the rent must notify the other at least 90 days before the end of the contract, unless agreed otherwise. If no agreement is reached, the dispute is decided by the Rental Disputes Centre.

The owner's rights and obligations

• The contract binds both parties. According to the DLD FAQ (Article 7 of Law No. 26 of 2007 on the relationship between landlords and tenants, as amended by Law No. 33 of 2008), a valid contract cannot be terminated unilaterally during its term – only by agreement of the parties or in the cases provided for by the law.
• Eviction because of a sale or for own use (or by a first-degree relative) is possible after the tenant is notified through a notary public or by registered mail at least 12 months before the requested date, stating the reason – and after showing before the Rental Disputes Centre that the reason is genuine.
• Rent arrears: a demand for payment with a deadline of no less than 30 days, and only then an application for eviction.
• The deposit secures the condition of the unit; minor signs of normal use are not charged to the tenant. It is worth recording the condition of the unit when the keys are handed over and returned.
• The owner may not cut off utilities or otherwise hinder the tenant's use of the unit.

Who pays for what? According to the DLD FAQ, service charges are paid by the owner, and the tenant pays the municipality fee of 5% of annual rent, added to the electricity bill (separately from 5% VAT). The tenant may also pay towards cooling if consumption is not metered separately for the unit. More on the owner's costs in the article the costs of buying property in Dubai.

Short-term lets (holiday homes)

Letting by the day or week in Dubai falls under the Department of Economy and Tourism (DET), not Ejari. According to the DET page "Apply for a holiday home permit", all flats and villas must be registered and approved by the DET before an advert is published. The application is submitted by the owner or a licensed holiday homes operator in the Holiday Homes portal:

1. log in to the portal and add the unit;
2. documents: the title deed (or the owner's passport or Emirates ID); for a company – a trade licence, a document of the authorised person, a letter on managing the unit on the DET template, and a current DEWA bill (electricity and water);
3. after approval – a self-classification of the unit and a fee.

The DET states that it will process an application within one working day. If the title deed covers a whole building, the DET may require additional documents (including the building completion certificate and the owner's consent). The permit must be displayed in the unit. We do not give the permit fee – we did not find it on the DET page, and secondary sources give different amounts; we check it in the portal when applying.

Before deciding on a short-term let, also check the building's rules and the position of the developer or owners' association – not every building allows such lets in practice.

Letting from Poland – how to organise it

According to the DLD FAQ, an owner who is outside the UAE can appoint a representative from a management company to sign the contract on their behalf, or use Dubai REST themselves if their contact details at the DLD are up to date. The management company must have a business activity in letting and managing other people's properties registered in the Trakheesi system – otherwise it will not get access to Ejari. You check the company's licence the same way as a broker's licence – we describe it in the article how to check a developer, project and broker.

When choosing a company, agree in writing: the scope of services (finding a tenant, Ejari, collecting rent, repairs, accounts), the fee, how money and reports are passed on, and the notice period of the management contract. Remember Polish taxes: income from letting in the UAE of a Polish tax resident is settled under the Poland–UAE treaty and your situation – we outline the general scheme in Dubai property and Polish taxes; discuss the details with a tax adviser before buying.

How we help

When choosing a unit to let, we show you rent data from the DLD index and registered contracts, the owner's costs and the holiday homes rules for the given building – without promising returns. We hold consultations about Dubai in Polish, Russian, Ukrainian and English. We write about where foreigners can buy in the article on freehold areas, and about the purchase process in the guide how to buy property in Dubai from Poland. Ask about a unit to let.

Frequently asked questions