8
min read
Dubai has more coastline than most visitors realise. But the beaches vary enormously in atmosphere, facilities, crowd levels, and what they're actually good for. A family with young children needs a different beach from a couple looking for a beach club day. A runner wants a different stretch from someone who just wants a quiet spot to read.
This guide covers the beaches worth knowing about, what each one is actually like, and which suits what you're looking for.
Best for: Families, first-time visitors, people who want everything within walking distance.
JBR Beach is Dubai's most popular public beach and the one most holiday home guests end up at. The sand is clean, the water is calm, and The Walk promenade running alongside it has restaurants, shops, and cafes within a few steps. Lifeguards are on duty. Showers and changing facilities are available.
The atmosphere is lively. This isn't a quiet beach. It's a social one. Families, groups, tourists, and residents all share the sand. On Friday and Saturday afternoons it gets crowded. Weekday mornings are significantly quieter.
Water sports are available directly on the beach: jet skis, parasailing, banana boats, and paddleboarding. Operators set up along the shoreline. Negotiate prices before you commit.
The views are excellent. Ain Dubai on Bluewaters Island sits directly offshore and the Marina skyline frames the backdrop. Sunset from JBR Beach facing Bluewaters is one of the best in Dubai.
Best for: A more relaxed day with beach club options nearby.
Palm West Beach runs along the trunk of Palm Jumeirah and has a different feel from JBR. The sand is good, the water is calm, and the crowd is noticeably smaller. It's backed by a strip of restaurants and beach clubs rather than a full promenade, giving it a more curated atmosphere.
Beach clubs line the strip: Five Palm Jumeirah, Dukes The Palm, Kéfer by Novikov Beach, and several others. Day passes typically include a lounger, towel, and minimum spend on food and drinks. Prices vary but expect AED 150 to 400 depending on the venue and day of the week. Worth it if you want service, shade, and a guaranteed good spot.
The public beach sections between the clubs are free and perfectly good. Bring your own towel and shade. Less crowded than JBR, especially on weekdays.
Best for: Active visitors, runners, families with older children.
Kite Beach sits along the Jumeirah coastline near Umm Suqeim and has a sportier, more active atmosphere than the resort-area beaches. The name gives it away: it's popular with kitesurfers, and watching them is half the entertainment.
The beach has a running track alongside it, outdoor fitness equipment, a skate park, and beach volleyball courts. Facilities are good: food trucks, casual restaurants, clean washrooms, and free parking (arrive early on weekends).
The view includes the Burj Al Arab in the distance, which makes for a good photo opportunity. The water is shallow and calm, making it suitable for children, though there's no shade infrastructure on the public sections. Bring your own umbrella.
It's further from the main holiday home areas (Marina, JBR, Palm) but worth the 15-minute taxi ride if you want a different atmosphere.
Best for: Couples, Instagram, a half-day beach and shopping combo.
La Mer is a purpose-built beachfront district in Jumeirah 1 with a design-forward feel. Colourful murals, independent boutiques, artisan cafes, and a curated restaurant selection give it a different character from anywhere else on Dubai's coast.
The beach itself is clean and well-maintained. There's a small waterpark (Laguna) on-site that works well for families. The dining options are more interesting than at most beach areas, with a mix of trendy concepts and genuine quality.
The downside is that it can feel manufactured compared to the more organic energy of JBR or Kite Beach. But for an afternoon that combines beach time with browsing and eating in a photogenic setting, it works well.
About 20 minutes from Marina/JBR by taxi.
Best for: People who want a quiet beach with no commercial infrastructure.
Black Palace Beach is the one locals share reluctantly. It's an undeveloped stretch of coastline between Palm Jumeirah and the Burj Al Arab with no facilities, no sunbed rentals, no restaurants, and no crowds.
The sand is soft, the water is clean, and the backdrop includes the Burj Al Arab and the Palm. It's the most photogenic beach in Dubai and the least commercial. Reach it via a short walk from a roadside parking area near King Salman Bin Abdulaziz Al Saud Street. Google Maps will find it.
Bring everything you need: water, shade, towels, snacks. There's nothing to buy once you're there. That's the appeal.
Best visited on a weekday morning. Weekends see more visitors, though it's still quieter than any other beach on this list.
Best for: The classic Dubai beach photo.
If you want the iconic shot of the Burj Al Arab from the beach, this is where you get it. The public beach in Umm Suqeim 1 has direct, unobstructed views of the hotel's sail-shaped silhouette.
The beach itself is pleasant: clean sand, calm water, lifeguards on duty. Facilities are basic but adequate. A few casual restaurants and food trucks sit nearby.
It's not the best beach for a full day, but it's worth a visit for the view and a morning swim. Combine it with a walk to Kite Beach, which is a short distance along the same coastline.
Dubai's beach clubs offer a completely different experience from the public beaches. Loungers, shade, food and drink service, pools, music, and a more controlled environment.
Five Palm Jumeirah is the most popular on the Palm. Pool, beach, restaurant, DJ, and a see-and-be-seen crowd. Book weekends in advance.
Cove Beach on Bluewaters is more relaxed luxury. Mediterranean food, good cocktails, and a chilled atmosphere that works equally well for couples and small groups.
Zero Gravity near the Marina is a beach club and event venue with a pool, beach, restaurant, and regular DJ events. More energetic than the others and popular with a younger crowd.
Twiggy by La Cantine at the Park Hyatt is the upscale option. Poolside, beautifully designed, excellent food. Quieter and more exclusive than the beachfront clubs.
Day passes range from AED 100 to 500 depending on the venue, day, and what's included. Most operate on a minimum spend basis rather than an entry fee. Book ahead for weekends and holidays.
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When to go. October to April is ideal. Summer is scorching and the sand burns bare feet from mid-morning onwards. If you're visiting in summer, go early morning or late afternoon and use beach clubs with pools and shade for midday.
What to bring. Sunscreen (reapply constantly), water, shade if going to a public beach. Most public beaches have washroom facilities. Bring cash for water sports operators who may not take cards.
Dress code. Swimwear is fine on the beach. Cover up when walking to restaurants, shops, or through residential areas. Topless sunbathing is not permitted anywhere in Dubai.
Safety. Swim within flagged areas. Lifeguards are present at most main beaches. The water is generally calm but currents can pick up, particularly at undeveloped beaches like Black Palace. Supervise children at all times.
The best Dubai beach days start with a holiday home close to the sand. Browse professionally managed properties across JBR, Palm Jumeirah, and Dubai Marina, each within walking distance of the beaches that make Dubai worth visiting.
8
min read
Experience stress-free property management with our top-tier service.
Estimate your revenueGet in touch with our team to discover the perfect solution for your real estate portfolio.
First Class Property Management
Office 301, Al Zarouni Business Centre,
606 Sheikh Zayed Road,
Al Barsha First, Dubai, UAE
4 min read
Dubai’s dynamic property market presents a clear choice for owners: stick with traditional long-term tenants or tap into the booming short-term rental market through platforms like Airbnb and Booking.com. But which option really gives you the best return on investment? With Dubai’s tourism on the rise and changing tenant behaviour, understanding the differences between short-term and long-term rentals can help you make a smarter decision for your property and your income goals.
Dubai's economy and tourism sector are experiencing remarkable growth, making this a pivotal moment for property investors. The city's Department of Economy and Tourism (DET) reported a record-breaking 18.72 million international overnight visitors in 2024, a 9% increase over the previous year. This surge, coupled with a strategic push to diversify the economy and the rise of remote work, has created a golden opportunity for property owners.
Short-term rentals typically refer to fully furnished properties available for stays ranging from a few days to several months. Dubai’s popularity as a global tourist and business hub has fueled demand for short-term accommodation options, attracting both holidaymakers and corporate travellers. Licensed through Dubai’s Department of Tourism and Commerce Marketing (DTCM), short-term rentals must meet specific quality and safety standards, giving owners a regulated legal path to higher earnings.
For landlords, this means the flexibility to adjust rates, use their property between guest bookings, and potentially earn up to 20–30% more than with a year-long lease. However, short-term rentals do require more active management, guest support, and regular maintenance, which is why many property owners turn to a specialist like First Class Property Management to take the hassle away.
A long-term rental in Dubai usually involves a 12-month Ejari-registered tenancy agreement, with many landlords offering unfurnished apartments or villas. This traditional route attracts residents, families, and professionals looking for stability and predictable housing costs. Long-term contracts can be appealing because they guarantee occupancy and steady cash flow, reducing the stress of managing constant guest turnover.
However, these leases come with their own challenges: finding reliable tenants, handling maintenance issues, and being tied to fixed rental prices for a full year - even if the market shifts. Owners must also factor in overhead costs such as security deposits, agency fees, and annual housing fees.
Short-term rentals offer maximum flexibility, letting owners reclaim their property for personal use between bookings. These arrangements usually include furnished spaces, housekeeping, and even concierge-style services. Platforms like Airbnb make marketing straightforward, but guest turnover requires ongoing time or a professional manager.
Long-term rentals, meanwhile, lock you into a yearly lease with fewer interruptions. You’ll typically leave tenants to handle their own bills and basic upkeep. However, if you need to move back in or sell unexpectedly, early lease termination can be costly and complicated.
Short-term tenants expect a “home away from home” - modern furnishings, equipped kitchens, strong Wi-Fi, and even premium extras like Netflix subscriptions or a welcome basket. First Class, for instance, uses its expert designers to stage properties to five-star hotel standards, creating a guest experience worthy of a 4.9 Superhost badge.
Long-term tenants usually bring their own furniture and sign for utilities in their name. While this means fewer upfront costs for the landlord, it can lower the property’s appeal to potential guests or premium renters in Dubai’s competitive market.
There is no one-size-fits-all answer. If you value stability, long-term rentals can be a safe bet. But if you want higher returns, flexibility, and the ability to adjust with Dubai’s booming tourism trends, short-term rentals can be a powerful strategy.
First Class Property Management offers a proven system - with luxury staging, seamless guest support, and 27% higher returns - to help property owners unlock the full earning potential of Dubai’s short-term rental market. Connect with our team to see how you could elevate your investment, stress-free.
Get in touch with our team to discover the perfect solution for your real estate portfolio.
First Class Property Management
Office 301, Al Zarouni Business Centre,
606 Sheikh Zayed Road,
Al Barsha First, Dubai, UAE
5 min read
Airbnb in Dubai is not just popular - it’s booming. But to stand out among thousands of listings and truly maximize your profit, you need to go beyond simply uploading photos and setting a nightly price. As a property owner, you can capture more bookings, higher nightly rates, and five-star reviews with a smart, data-led approach. Let’s dive into the strategies that will help you achieve that.
Dubai attracts millions of visitors every year, making it a perfect short-let hotspot. However, this also means intense competition. Tourist seasons, Expo events, and global conferences create surges in demand, while quieter months can see occupancy dip. Successful hosts stay ahead of these patterns with dynamic pricing and by partnering with expert management firms like First Class, who have proven systems to maintain 90%+ occupancy year-round.
Additionally, remember Dubai requires all short-term rentals to be licensed with DTCM, ensuring full compliance. Working with a professional operator guarantees your listing meets these strict requirements.
Too many Dubai hosts stick with a single rate throughout the year. This leaves profit on the table. Instead, dynamic pricing allows you to change nightly rates based on: Real-time demand, Competitor pricing, Local events, Holiday periods.
Using advanced software or a management partner’s pricing team can help you earn 20–30% more revenue. First Class, for example, uses data-driven algorithms to optimise rates daily, balancing maximum occupancy with top-tier nightly returns.
Travellers expect more than a place to sleep - they want an experience. Dubai’s Airbnb guests in particular are drawn to properties with luxury finishes, modern appliances, fast Wi-Fi, and hotel-level cleaning. Upgrades like smart locks, automated lighting, and energy-efficient appliances boost appeal while making operations smoother.
First Class ensures all managed properties meet a five-star standard, which is why the average review scores stand above 97.8% - a powerful signal that great features equal higher profits.
Great reviews drive repeat bookings and a stronger Airbnb ranking. That means you must go beyond simple hospitality: offer easy check-in and check-out, communicate proactively, resolve issues fast, provide local recommendations, add personal touches like welcome hampers.
First Class uses a dedicated Guest Experience Manager and 24/7 support so guests feel valued, cared for, and eager to book again. This strategy is what keeps review scores sky-high and maximizes repeat stays.
Automation is the backbone of any profitable Airbnb operation. Whether it’s syncing calendars to avoid double-bookings, scheduling cleaners, or sending automated guest messages, modern tools take the stress off your shoulders.
Combined with a management service like First Class - who handles everything from listing photography to guest reviews - automation ensures you can focus on growing your portfolio instead of fighting fires.
Dubai’s Airbnb market offers incredible profit potential if you do it right. A professional approach to pricing, luxury interiors, guest experience, and compliance can unlock far higher returns than you’d see from a long-term lease.
First Class Property Management helps property owners achieve up to 27% more revenue with a seamless, full-service solution. If you’re serious about maximising Dubai short-let profits, our expert team is ready to help you make it happen.
Get in touch with our team to discover the perfect solution for your real estate portfolio.
First Class Property Management
Office 301, Al Zarouni Business Centre,
606 Sheikh Zayed Road,
Al Barsha First, Dubai, UAE
What Owners Need to Know
4 min read
Dubai’s booming short-term rental market presents a major opportunity for property owners - but before listing your property on Airbnb or Booking.com, you’ll need to understand the legal requirements. The most important? Getting a holiday home license in Dubai. This guide breaks down the full process, costs, rules, and how to stay compliant in 2025.
A Holiday Home License is a government-issued permit that allows individual homeowners or professional operators to legally rent out furnished properties on a short-term basis. It’s issued and regulated by the Dubai Department of Economy and Tourism (DET, formerly DTCM)
Without this license, you cannot legally operate a holiday home or Airbnb in Dubai.
You’ll need a license if:
- You’re a homeowner looking to rent out your property on a short-term basis
- You’re a tenant renting with a No Objection Certificate (NOC) from your landlord
- You’re a management company running short-let properties on behalf of owners
Only individuals (up to 8 properties) and licensed operators can apply.
Step-by-Step Process:
e.g. title deed, passport copy, Emirates ID, DEWA bill
AED 1,500 for individuals (additional tourism fee applies)
Some units may be reviewed for safety and amenities
You can now list your property on platforms like Airbnb
Once licensed, you must:
Avoid hosting in buildings where short-term rentals are explicitly banned by the building management or developer
Operating without a license can lead to:
Yes, but:
- Individuals can license up to 8 units
- For more than 8, you must register as a Professional Operator
- Professional operators must meet additional staffing, office, and record-keeping requirements
The Dubai holiday home license process is straightforward - but getting it right is essential. Whether you manage your own listing or hire a professional operator like First Class, staying compliant ensures smooth operations and maximized returns.
Get in touch with our team to discover the perfect solution for your real estate portfolio.
First Class Property Management
Office 301, Al Zarouni Business Centre,
606 Sheikh Zayed Road,
Al Barsha First, Dubai, UAE
10 min read
Dubai's holiday home regulations aren't bureaucratic obstacles — they're the foundation that separates legitimate operators from those who eventually face fines, suspensions, or forced closure.
With enforcement tightening and regulatory expectations evolving, understanding compliance isn't just about avoiding penalties. It's about protecting your income stream, your asset, and your ability to operate long-term. This guide explains how the regulatory framework works, what's required, and how to stay protected as rules continue to develop.
The Department of Tourism and Commerce Marketing (DTCM) oversees all holiday home operations in Dubai. Their jurisdiction covers licensing and permit issuance, operational standards and inspections, guest registration requirements, tourism fee collection and remittance, and enforcement and penalties.
There are no exemptions for small operators, occasional rentals, or owner-managed properties. The rules apply equally to everyone.
Operating a holiday home without a valid DTCM licence is illegal. Full stop.
Anyone renting property short-term in Dubai needs a licence, whether properties are listed on Airbnb, Booking.com, or any platform, or marketed privately. This applies to individual owners and professional operators alike.
The process involves application through the DTCM portal, documentation submission including title deed, ID, and property details, property inspection in some cases, and permit issuance upon approval. With correct documentation, most licences are approved within approximately two weeks. Licences require annual renewal, and lapses create immediate compliance exposure.
Not every property automatically qualifies for holiday home licensing.
Eligibility depends on building approval status for short-term rentals, community and master developer rules, safety and access requirements, and property classification and condition. Both apartments and villas can be licensed, but requirements may differ. Some buildings prohibit short-term rentals entirely, while others have specific approval processes.
Verifying eligibility before investing in furnishing or marketing prevents wasted resources.
Guest registration is where enforcement is most active. Owners must register every guest with DTCM, collect and verify valid identification, submit registration within required timeframes, and maintain accurate records.
Failed registrations are among the most common triggers for penalties. Authorities cross-reference platform bookings against registration records. Automated registration systems eliminate manual errors and ensure every stay is properly documented.
Holiday home operators must collect and remit Tourism Dirham fees. These are charged per room, per night, with amounts varying by property classification. Fees must be collected from guests and remitted to authorities on schedule.
Late payments trigger penalties. Incorrect calculations create audit exposure. Non-remittance can result in licence suspension. This is an area where small errors compound into significant problems, making systematic handling essential.
Dubai actively enforces holiday home regulations. Common triggers for penalties include operating without valid licence, failed or late guest registrations, tourism fee errors or non-payment, breaching building or community rules, and safety standard violations.
Consequences range from financial penalties varying by violation severity, to licence suspension, platform delisting, and in serious cases, forced operational closure. A zero-fines compliance record is only achievable with consistent systems and oversight.
Beyond DTCM requirements, individual buildings and communities may impose additional rules covering short-term rental restrictions or prohibitions, guest access and security procedures, noise and behaviour policies, and parking and common area usage.
Violating building rules can result in fines from building management, complaints triggering DTCM attention, operational restrictions, or forced exit from short-term rental activity. Understanding tower-level policies before committing to a property prevents costly surprises.
While specific 2026 regulatory updates are still being finalised, enforcement trends indicate increased scrutiny of guest registration accuracy, tighter auditing of Tourism Dirham compliance, greater coordination between platforms and regulators, and reduced tolerance for operational errors.
Owners relying on informal approaches or hoping issues won't be noticed face increasing risk. The regulatory environment is maturing, not loosening.
Many owners fall into non-compliance unintentionally. Frequent issues include assuming Airbnb handles compliance automatically (it doesn't), missing guest registrations during busy periods, delaying Tourism Dirham submissions, operating during licence renewal gaps, misunderstanding villa eligibility requirements, and ignoring building-specific restrictions.
Each mistake creates exposure. Compounded over time, they create serious operational risk.
Compliance isn't a one-time task — it's ongoing operational discipline. Professional management protects owners through automated guest registration workflows, systematic tourism fee handling, licence renewal tracking, building rule monitoring, audit-ready documentation, and regulatory update monitoring.
Properties under professional compliance management maintain clean records — zero fines, zero suspensions, zero disruptions
Compliance isn't just about avoiding penalties. It's about protecting income. Licenced properties list on all platforms without restriction. Clean records prevent sudden delisting or suspension. Strong compliance supports premium pricing and guest trust. Regulatory protection becomes a competitive advantage.
Owners who treat compliance as an afterthought eventually pay — through fines, lost bookings, or operational shutdown.
Unsure whether your property meets current requirements? A compliance review identifies gaps, clarifies obligations, and ensures your operation is protected before issues arise. Request an assessment of your regulatory position.
Look for a partner who’s proactive, transparent, and aligned with your goals.
Get in touch with our team to discover the perfect solution for your real estate portfolio.
First Class Property Management
Office 301, Al Zarouni Business Centre,
606 Sheikh Zayed Road,
Al Barsha First, Dubai, UAE
