8
min read
Dubai Marina looks like a nightlife destination. The towers glow, the promenade fills up, the restaurants spill onto terraces. But most visitors end up at the same three or four places because that's what Google suggests. This guide covers the spots that locals actually go to, the ones worth booking, and the ones you can skip.
Marina Walk is the waterfront promenade that runs along the base of the towers. It's where most evenings in the Marina start, and for good reason. The atmosphere after dark is relaxed, the restaurants are varied, and the views across the water to JBR and Bluewaters are best enjoyed once the sun drops.
For a casual drink with a view, the terraces along the walk work well. For something more specific:
Cargo is a Marina Walk staple. Open-air seating right on the water, relaxed music, and a menu that works for both dinner and drinks. It fills up on weekends, so arrive early or book ahead.
Bussola offers Italian food and waterfront seating with a slightly more upscale feel. Good for a proper dinner before heading elsewhere.
Girders is one of the newer additions. More of a bar than a restaurant, with live music on weekends and a lively crowd.
The walk itself is worth doing even without a reservation. Grab a coffee or an ice cream from one of the kiosks and stroll. The Marina is one of the few places in Dubai that genuinely works as a walk-around neighbourhood at night.
Pier 7 is a circular building at the Marina with a different restaurant or bar on each of its seven floors. The concept works because you can decide your mood on the way up.
Atelier M (rooftop) has the best views in the building. Open-air terrace overlooking the Marina. Good for drinks, less impressive for food. Go for the sunset and stay for the first round.
Asia Asia offers pan-Asian cuisine with a dramatic interior. One of the better dinner options in the building. The cocktail menu is strong.
The Scene by Simon Rimmer is the most casual option. British-inspired food, relaxed atmosphere. Works for a group that can't agree on anything fancy.
Pier 7 gets busy on Thursday and Friday nights. If you're going for dinner, book. If you're going for drinks, arrive before 9pm or expect to wait for rooftop access.
The Marina's height makes it natural rooftop territory. Several venues are worth knowing about.
Observatory Bar and Grill at the top of the Marriott is one of the highest bars in the Marina. Full 360-degree views. The drinks menu is solid, the food is secondary to the location. Good for a pre-dinner drink or a nightcap.
Siddharta Lounge by Buddha-Bar at the Grosvenor House is one of the Marina's most established rooftop lounges. Pool terrace setting, DJ music from Thursday onwards, and a crowd that skews slightly older and more dressed up. It feels different from the Marina Walk venues, more polished, less casual.
Privilege at Address Dubai Marina is newer and draws a mixed crowd of residents and visitors. Rooftop pool setting with weekend DJ nights. The Instagram crowd gravitates here but the setting is genuinely good.
JBR is a ten-minute walk from most Marina properties and offers a different vibe. The Walk at JBR is louder, busier, and more tourist-oriented than Marina Walk. The beach bars and restaurants along the strip are livelier and stay busy later.
Lock, Stock & Barrel at Rixos Premium JBR is one of the most popular party venues in the area. Live bands, big screens, pub-style atmosphere. It gets loud and crowded on weekends, which is either exactly what you want or exactly what you don't.
Barasti at Le Meridien Mina Seyahi is technically past JBR but reachable from the Marina. Open-air beach bar, live music, and one of Dubai's most iconic nightlife spots. It's casual, sandy-feet-friendly, and stays open late. A Dubai institution.
Bluewaters Island connects to JBR and is home to Ain Dubai. The restaurants on Bluewaters are more curated. Cove Beach operates as both a beach club and an evening venue with DJ sets and a relaxed luxury feel. Good for a different pace from the Marina's main strip.
Dubai Marina itself quiets down relatively early compared to other nightlife districts. Most Marina Walk restaurants wind down by midnight. If you're looking to stay out later:
Zero Gravity is a beach club and nightclub near the Marina that hosts events and DJ nights running well past midnight. It's one of the few late-night options within easy reach of the Marina without heading to Downtown or DIFC.
For proper late-night clubbing, DIFC (Dubai International Financial Centre) is about 20 minutes by taxi and is where Dubai's dedicated nightclub scene is concentrated. Venues there run until 3am or later on weekends.
Most Marina visitors find that the area's strength is the early-to-mid evening. Dinner on the waterfront, drinks at a rooftop bar, and a walk along the promenade. If you want a full late-night experience, pair your Marina evening with a taxi to DIFC or Downtown.
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Dress code. Marina venues are mostly smart casual. Rooftop bars and hotel lounges expect closed shoes and collared shirts for men. Beach bars like Barasti are more relaxed. No one is wearing a suit, but flip-flops and vests won't get you past the door at most hotel venues.
Reservations. Book for Thursday and Friday nights at any sit-down restaurant. Walk-ins work on weekdays. Rooftop bars fill up quickly after 8pm on weekends. If a table with a view matters to you, book it.
Getting around. The Marina is walkable. The tram runs through it and connects to JBR and Bluewaters. Taxis and ride-hailing apps are easy to find. If you're heading to DIFC or Downtown later, a taxi takes 15 to 20 minutes depending on traffic.
Alcohol pricing. Drinks in Dubai are more expensive than most visitors expect. A cocktail at a rooftop bar runs AED 60 to 90. A glass of wine at a restaurant is AED 50 to 70. Happy hours exist at some venues (typically 5pm to 8pm) and are worth seeking out.
Ramadan. During Ramadan, nightlife is significantly quieter. Some venues close, others operate with restrictions on music and alcohol until after iftar. Check before planning a night out during this period.
The Marina works best when your accommodation is part of the neighbourhood, not a taxi ride away. Browse professionally managed Dubai Marina apartments and wake up where last night's dinner was a two-minute walk.
8
min read
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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
