Dubai Property Maintenance Costs 2026: Complete Guide
Complete 2026 guide to Dubai property maintenance costs — service charges, AC servicing, cleaning, repairs, and insurance for apartments and villas across all major areas with per sqft rates and annual budgeting frameworks.
Key Takeaways
- Maintenance costs — from mandatory service charges to air conditioning servicing, cleaning, repairs, and insurance — can significantly impact your net yield and cash flow.
- For an investor calculating net rental yield, ignoring these costs turns a projected 8% gross return into a 5-6% net return.
- All service charge data is sourced from RERA's Mollak system and verified against Bayut and Property Finder listings.
TL;DR — Key Takeaways
- Service charges in Dubai range from AED 5-30 per sqft annually, with budget communities like JVC at AED 5-8/sqft and luxury areas like Palm Jumeirah at AED 18-30/sqft, regulated by RERA's Mollak system
- Total annual maintenance for a 2-bedroom apartment costs AED 15,000-25,000, including service charges, AC servicing, cleaning, and minor repairs
- Total annual maintenance for a 4-bedroom villa costs AED 40,000-80,000, with significantly higher landscaping, pool, and AC costs than apartments
- AC maintenance is the largest variable cost: AED 500-1,500 per unit per year for preventive servicing, but AED 2,000-5,000+ per emergency call without it
- RERA's Mollak platform provides full transparency on service charge budgets — owners can challenge unjustified increases through the owners' association
- Property insurance adds AED 1,500-5,000 annually depending on property value and coverage scope
Introduction
Owning property in Dubai delivers strong rental yields and zero income tax, but the total cost of ownership extends well beyond the purchase price and mortgage. Maintenance costs — from mandatory service charges to air conditioning servicing, cleaning, repairs, and insurance — can significantly impact your net yield and cash flow.
According to Bayut's 2025-2026 cost-of-ownership data, maintenance expenses typically consume 1-3% of a property's value annually, with the percentage varying sharply between apartments and villas, and between budget and luxury communities. For an investor calculating net rental yield, ignoring these costs turns a projected 8% gross return into a 5-6% net return.
This guide provides a complete breakdown of Dubai property maintenance costs in 2026, with area-specific service charge rates, itemized cost categories, apartment-vs-villa comparisons, and actionable budgeting strategies. All service charge data is sourced from RERA's Mollak system and verified against Bayut and Property Finder listings.
Understanding Service Charges in Dubai
What Are Service Charges?
Service charges are mandatory fees paid by property owners to cover the maintenance and operation of common areas in a building or community. These fund:
- Building security and concierge services
- Elevator maintenance and inspection
- Common area cleaning and pest control
- Swimming pool and gym maintenance
- Landscaping and irrigation
- Parking area upkeep and lighting
- Building insurance (structure only)
- Waste management and DEWA charges for common areas
- Property management fees
Service charges are calculated per square foot of your unit's built-up area and billed annually or quarterly. They are the single largest recurring maintenance cost for apartment owners and a significant cost for villa owners in master communities.
RERA Regulation and the Mollak System
Since 2021, RERA has operated the Mollak platform — a digital system that standardizes service charge administration across Dubai. Key features:
- All developers and owners' associations must submit annual budgets to RERA for approval before charging owners
- Service charge categories are standardized: Admin, Master Community, Individual Building, and Utilities
- Owners can access full budget breakdowns through the Mollak portal, including line-item expenditures
- RERA caps year-over-year increases to prevent arbitrary hikes
- Disputes between owners and management companies can be escalated to RERA's Rental Dispute Center
According to RERA, the Mollak system covers a growing number of registered buildings across Dubai, providing unprecedented transparency for property owners evaluating maintenance costs before purchase.
Service Charges by Area in 2026
Service charges vary dramatically across Dubai's communities, driven by amenity levels, building age, community infrastructure, and management efficiency. The following rates are sourced from RERA's Mollak index and cross-referenced with Bayut and Property Finder listing data.
Apartment Service Charges
| Area | Service Charge (AED/sqft/yr) | Typical 2BR (900 sqft) Annual | Amenity Level |
|---|---|---|---|
| Jumeirah Village Circle (JVC) | 5-8 | AED 4,500-7,200 | Basic |
| Discovery Gardens | 5-9 | AED 4,500-8,100 | Basic |
| Dubai Silicon Oasis | 6-10 | AED 5,400-9,000 | Basic-Mid |
| Jumeirah Village Triangle (JVT) | 7-10 | AED 6,300-9,000 | Basic-Mid |
| Business Bay | 10-18 | AED 9,000-16,200 | Mid-High |
| Dubai Marina | 12-22 | AED 10,800-19,800 | High |
| JBR (Jumeirah Beach Residence) | 14-20 | AED 12,600-18,000 | High |
| Downtown Dubai | 15-25 | AED 13,500-22,500 | Premium |
| Dubai Hills Estate | 12-18 | AED 10,800-16,200 | Mid-High |
| Palm Jumeirah | 18-30 | AED 16,200-27,000 | Ultra-Premium |
| DIFC | 20-28 | AED 18,000-25,200 | Ultra-Premium |
Villa/Townhouse Service Charges
Villa communities charge service charges for master community maintenance — roads, parks, security, and shared facilities. Individual villa maintenance (landscaping, pool, exterior) is the owner's separate responsibility.
| Area | Service Charge (AED/sqft/yr) | Typical 4BR Villa (3,500 sqft) Annual | Community Type |
|---|---|---|---|
| JVC | 3-5 | AED 10,500-17,500 | Budget |
| Damac Hills | 4-7 | AED 14,000-24,500 | Mid-Range |
| Arabian Ranches | 5-8 | AED 17,500-28,000 | Established |
| Dubai Hills Estate | 6-10 | AED 21,000-35,000 | Premium |
| Tilal Al Ghaf | 7-11 | AED 24,500-38,500 | Premium |
| Emirates Hills | 10-15 | AED 35,000-52,500 | Ultra-Premium |
| Palm Jumeirah (Villa) | 12-20 | AED 42,000-70,000 | Ultra-Premium |
Key insight: According to Bayut market data, service charges for a 2-bedroom apartment in JVC (AED 4,500-7,200/year) are roughly one-third of Downtown Dubai (AED 13,500-22,500/year) — a AED 9,000-15,300 annual difference that directly impacts net rental yield.
Recurring Maintenance Costs by Category
Beyond service charges, property owners face several additional recurring costs. Here is a complete breakdown for 2026.
Air Conditioning Maintenance
Dubai's climate demands AC operation 8-10 months per year, making it the most critical and costly maintenance item.
| Service | Cost (AED) | Frequency |
|---|---|---|
| AC filter cleaning (per unit) | 100-200 | Monthly or bi-monthly |
| Full AC servicing (per unit) | 300-500 | Twice per year |
| Duct cleaning (per unit) | 500-800 | Annually |
| Gas top-up (per unit) | 200-400 | As needed |
| Annual maintenance contract (4 units) | 2,000-3,500 | Annual |
| Emergency repair call-out | 500-1,000 | Per incident |
| Compressor replacement (per unit) | 3,000-8,000 | One-time (10-15 yr lifespan) |
Annual AC budget: AED 2,000-6,000 for apartments (2-4 units), AED 4,000-12,000 for villas (5-8 units). Preventive maintenance contracts can significantly reduce emergency costs — many Dubai maintenance providers estimate savings of 50-70% compared to ad-hoc repair callouts.
Cleaning and Pest Control
| Service | Cost (AED) | Frequency |
|---|---|---|
| Deep cleaning (2BR apartment) | 500-800 | Monthly |
| Deep cleaning (4BR villa) | 1,200-2,000 | Monthly |
| Window cleaning (exterior, apartment) | 300-500 | Quarterly |
| Pest control treatment | 200-400 | Quarterly |
| Villa facade/pressure washing | 1,000-2,000 | Annually |
Annual cleaning budget: AED 4,000-8,000 for apartments, AED 12,000-24,000 for villas.
Plumbing and Electrical
| Service | Cost (AED) | Notes |
|---|---|---|
| Minor plumbing repair | 200-500 | Leaks, faucet replacement |
| Water heater maintenance | 300-600 | Annual servicing |
| Electrical repair (minor) | 200-400 | Switch, outlet replacement |
| Full plumbing inspection | 500-1,000 | Annual preventive check |
Annual plumbing/electrical budget: AED 1,500-4,000 for apartments, AED 3,000-8,000 for villas.
Painting and Cosmetic Maintenance
| Service | Cost (AED) | Frequency |
|---|---|---|
| Interior painting (2BR apartment) | 3,000-5,000 | Every 3-4 years |
| Interior painting (4BR villa) | 8,000-15,000 | Every 3-4 years |
| Exterior painting (villa) | 10,000-25,000 | Every 5-7 years |
Annualized painting budget: AED 800-1,500 for apartments, AED 3,000-6,000 for villas.
Villa-Specific Costs
Villa owners face additional maintenance categories that apartment owners do not:
| Service | Cost (AED/yr) | Notes |
|---|---|---|
| Landscaping and garden maintenance | 6,000-15,000 | Monthly service contracts |
| Swimming pool maintenance | 4,000-8,000 | Chemical treatment, cleaning |
| Roof and waterproofing inspection | 1,000-3,000 | Annual check |
| Garage door maintenance | 500-1,000 | Annual servicing |
| Boundary wall/fence repair | 500-2,000 | As needed |
Apartment vs Villa Maintenance Costs
The total annual maintenance burden differs dramatically between apartments and villas. Here is a side-by-side comparison for 2026.
2-Bedroom Apartment (900 sqft, Mid-Range Area)
| Category | Annual Cost (AED) |
|---|---|
| Service charges (AED 10/sqft) | 9,000 |
| AC maintenance (3 units) | 3,000 |
| Cleaning and pest control | 6,000 |
| Plumbing and electrical | 2,000 |
| Painting (annualized) | 1,200 |
| Minor repairs and contingency | 2,000 |
| Total | 23,200 |
4-Bedroom Villa (3,500 sqft, Mid-Range Community)
| Category | Annual Cost (AED) |
|---|---|
| Service charges (AED 6/sqft) | 21,000 |
| AC maintenance (6 units) | 6,000 |
| Cleaning and pest control | 18,000 |
| Plumbing and electrical | 5,000 |
| Painting (annualized) | 4,000 |
| Landscaping | 10,000 |
| Pool maintenance | 6,000 |
| Roof/waterproofing | 2,000 |
| Minor repairs and contingency | 5,000 |
| Total | 77,000 |
Key takeaway: Villa maintenance costs are 3-4x higher than apartment maintenance, driven by landscaping, pool, and larger AC systems. For investors, this means a villa yielding 5% gross may net 3-4% after maintenance, while an apartment yielding 7% gross may net 5-6%.
Property Insurance Costs
While not strictly "maintenance," property insurance is a mandatory cost of ownership that protects against maintenance-related incidents. Read our complete Dubai property insurance guide for full details.
| Coverage Type | Annual Premium (AED) | Notes |
|---|---|---|
| Building structure only | 1,500-3,000 | Typically included in service charges for apartments |
| Contents and liability | 1,000-2,500 | For furnished rental units |
| Comprehensive (building + contents) | 2,500-5,000 | Recommended for villa owners |
| Natural disaster add-on | 500-1,500 | Flood, earthquake coverage |
Annual insurance budget: AED 1,500-3,000 for apartments (often partially covered by building insurance in service charges), AED 3,000-6,000 for villas.
Total Cost of Maintenance: Annual Budget Framework
Budgeting by Property Type
| Property Type | Low Estimate (AED/yr) | High Estimate (AED/yr) | % of Property Value |
|---|---|---|---|
| Studio apartment (budget area) | 10,000 | 15,000 | 1.5-2.0% |
| 1BR apartment (mid-range) | 12,000 | 20,000 | 1.2-1.8% |
| 2BR apartment (mid-range) | 18,000 | 28,000 | 1.0-1.5% |
| 2BR apartment (premium area) | 25,000 | 40,000 | 1.0-1.5% |
| 3BR townhouse (mid-range) | 30,000 | 50,000 | 1.0-1.5% |
| 4BR villa (mid-range) | 50,000 | 80,000 | 1.0-1.5% |
| 4BR villa (premium) | 80,000 | 130,000 | 1.0-1.5% |
Rule of thumb: Budget 1-2% of property value annually for total maintenance. Premium properties with extensive amenities trend toward 1.5-2%, while well-maintained mid-range properties can stay near 1%.
Impact on Net Rental Yield
| Scenario | Gross Yield | Estimated Maintenance | Net Yield |
|---|---|---|---|
| JVC 1BR apartment (AED 600K) | 9% | AED 12,000 (2.0%) | 7.0% |
| Marina 2BR apartment (AED 1.5M) | 7% | AED 30,000 (2.0%) | 5.0% |
| Dubai Hills 3BR townhouse (AED 2.5M) | 6% | AED 40,000 (1.6%) | 4.4% |
| Arabian Ranches 4BR villa (AED 4M) | 5% | AED 65,000 (1.6%) | 3.4% |
This analysis shows why apartments in budget-to-mid communities deliver the strongest net yields for investors — lower absolute maintenance costs combine with higher gross yields to preserve returns.
How to Reduce Maintenance Costs
1. Choose Communities with Lower Service Charges
The single biggest lever is location. A 900 sqft apartment in JVC (AED 5-8/sqft) saves AED 7,000-15,300 annually in service charges compared to the same-sized unit in Dubai Marina (AED 12-22/sqft). Over a 10-year holding period, that's AED 70,000-153,000 in savings.
2. Negotiate Annual Maintenance Contracts
Instead of pay-per-call repairs, secure annual contracts with vetted maintenance companies. An AC annual contract for 4 units (AED 2,000-3,500) costs 40-50% less than calling technicians individually for each service. Plumbing and electrical annual contracts similarly reduce per-incident costs.
3. Invest in Preventive Maintenance
Preventive AC servicing (AED 300-500 per unit, twice yearly) prevents compressor failures that cost AED 3,000-8,000 to replace. Regular plumbing inspections catch leaks before they cause AED 5,000-20,000 in water damage. The ROI on preventive maintenance is widely recognized as substantial — a AED 500 annual servicing per unit avoids a AED 3,000-8,000 compressor replacement, meaning even a single prevented failure can cover years of routine servicing.
4. Participate in the Owners' Association
Join your building's owners' association to review service charge budgets line by line. Common areas for cost reduction include:
- Renegotiating cleaning and security contracts (15-25% savings possible)
- Challenging inflated management fees
- Reviewing insurance premiums for better rates
- Ensuring reserve fund contributions are appropriate, not excessive
5. Factor Maintenance into Purchase Decisions
Before buying, always check the current service charges through RERA's Mollak portal and request 3 years of historical data. Red flags include:
- Year-over-year increases exceeding 10%
- Service charges above AED 20/sqft without corresponding premium amenities
- Large special assessments or reserve fund shortfalls
- Buildings with fewer than 50 units (higher per-unit overhead)
Maintenance for Off-Plan Properties
Off-plan buyers face a unique maintenance situation. During the defect liability period (typically 12-24 months after handover), the developer is responsible for rectifying construction defects at no cost to the owner. Key considerations:
- Defect liability period: 12 months standard, 24 months for structural defects. Document all issues immediately upon handover — see our Dubai property snagging guide for a complete inspection checklist
- Service charges start at handover: Even during the defect period, you must pay service charges from the date of handover
- First-year costs are typically lower: New buildings require less maintenance, but budget for the transition when the defect period ends and all repairs become your responsibility
- Reserve fund contributions: New buildings build reserve funds through service charges — these are mandatory and protect against future major repairs (facade, elevator replacement, etc.)
Seasonal Maintenance Calendar for Dubai
Dubai's climate creates a distinct seasonal maintenance pattern:
| Season | Key Tasks | Estimated Cost (Apartment) |
|---|---|---|
| Winter (Dec-Feb) | AC filter change, exterior inspection, pest control | AED 500-1,000 |
| Spring (Mar-May) | Full AC servicing (pre-summer), deep cleaning, painting touch-ups | AED 1,500-3,000 |
| Summer (Jun-Sep) | AC filter changes (monthly), humidity/mold checks, plumbing checks | AED 1,000-2,000 |
| Autumn (Oct-Nov) | AC servicing (post-summer), window cleaning, annual contract renewals | AED 1,000-2,500 |
Total seasonal maintenance (beyond service charges): AED 4,000-8,500 annually for apartments, AED 10,000-20,000 for villas.
Frequently Asked Questions
How much does home maintenance cost in Dubai per month?
Monthly home maintenance in Dubai costs approximately AED 1,250-2,100 for a 2-bedroom apartment and AED 3,300-6,700 for a 4-bedroom villa. This includes service charges, AC maintenance, cleaning, and a repair contingency. Service charges are typically the largest component, accounting for 40-60% of total maintenance costs.
Are service charges tax-deductible in Dubai?
Dubai has no income tax on rental income, so there is no tax deduction mechanism. However, service charges and maintenance costs directly reduce your taxable income in jurisdictions where you declare rental income (e.g., UK, India). Consult a tax advisor in your country of tax residence for specific rules on deducting Dubai property expenses.
What happens if I don't pay service charges?
Non-payment of service charges has serious consequences. The owners' association can charge late payment penalties (typically 5-10% per quarter), restrict access to common facilities (pool, gym), and ultimately file a case with RERA's Rental Dispute Center. In extreme cases, the property can be auctioned to recover outstanding service charge debts. Always budget service charges as a non-negotiable ownership cost.
How often do service charges increase?
RERA regulates service charge increases through the Mollak system. Typical annual increases range from 3-8%, aligned with inflation and actual cost increases. However, significant increases can occur when buildings transition from developer control to owners' association management, or when major repairs require special assessments. Always review 3 years of service charge history before purchasing.
Should I hire a property management company?
For a single property, a property management company (charging 5-8% of rental income) may not be cost-effective — you can handle maintenance coordination yourself. For 3+ properties or overseas owners, a management company provides value through vendor relationships (15-25% maintenance cost savings), tenant coordination, and emergency response. The break-even point is typically 2-3 properties.
What is the difference between service charges and maintenance fees?
In Dubai, these terms are often used interchangeably, but technically: service charges are the RERA-regulated fees for common area maintenance, while maintenance fees may refer to additional costs for in-unit maintenance (AC, plumbing, cleaning). Service charges are mandatory and regulated; in-unit maintenance costs are owner-managed and variable.
Conclusion
Dubai property maintenance costs are a significant but manageable component of ownership. The key takeaways for 2026:
- Service charges are the largest fixed cost, ranging from AED 5-30/sqft depending on area and amenity level, fully regulated by RERA's Mollak system
- Total annual maintenance runs 1-2% of property value — budget AED 15,000-25,000 for apartments and AED 40,000-80,000 for villas
- Location choice is the biggest cost lever — JVC service charges are one-third of Downtown Dubai rates
- Preventive maintenance pays for itself — AC servicing contracts prevent costly emergency repairs
- Net yield calculations must include maintenance — gross yields of 7-9% become 5-7% net after all costs
Before purchasing any Dubai property, always verify current service charges through RERA's Mollak portal, request historical budgets, and build a full maintenance cost model into your investment analysis. The difference between a profitable investment and a cash-flow-negative one often comes down to maintenance costs that were overlooked during the purchase decision.
For a complete picture of all property ownership costs, also read our guides on the Dubai property buying process and Dubai title deed requirements.
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Process and risk checklist
For legal, rental, mortgage, visa, and transaction topics, verify the current rule with the relevant authority or a qualified adviser before acting. Dubai procedures can change, and your nationality, financing method, property type, contract status, and ownership structure can affect the correct process. Keep written documentation, confirm all fees before transfer, and avoid relying on verbal promises when a permit, title deed, tenancy contract, or payment obligation is involved.
The safest approach is to compare the official requirement, the contract wording, and the practical timeline. If those three do not match, pause and clarify before paying a deposit or signing. Good process discipline protects buyers, sellers, landlords, and tenants from avoidable disputes.