Which Dubai Buildings Allow Holiday Homes? How to Check Before You Buy
Dubai publishes no building-by-building holiday home list we could find. Run this five-check method before you buy: SPA, building rules, community rules, DET.
Key Takeaways
- We could not find an official list of Dubai buildings that allow holiday homes. Eligibility is decided per unit through five checks on the specific unit’s documents.
- The implementing bylaw requires that the sale and purchase agreement “must not include any explicit provision that precludes using the real property unit as a Holiday Home” 1. A single SPA clause can fail a permit requirement before you apply.
- Three documents govern use in a jointly owned building: the Master Community Declaration, the Building Management Regulation, and the Statute. Law No. 6 of 2019 makes them part of the title deed and binding on every occupant 2.
- Dubai’s regulator ruled in September 2019 that a master developer cannot enforce a holiday-home ban. The 2020 implementing bylaw wrote that principle into Article 17 1. Building management companies have still sent cease-and-desist letters since.
- Tenants need the landlord’s written consent explicitly covering holiday-home use, on top of every building-level check.
Search “buildings that allow Airbnb in Dubai” and you get lists of towers with pools and skyline views. None of them cite a source. Dubai does not decide holiday-home (short-term rental) eligibility building by building in a public list we could find. It decides eligibility unit by unit, through documents.
Buyers sign first and ask the building later. The permit application is the wrong place to discover an SPA clause or a contested building rule. This guide gives you a five-check method to run on any specific unit — off-plan or resale — before you sign or apply.
This is the deep version of the eligibility section in the Dubai DET licensing guide. Licensing steps, fees, and insurance requirements stay there.
Is there an official list of Dubai buildings that allow holiday homes?
We could not find one published by DET, DLD or RERA. Treat any “buildings that allow Airbnb” list as marketing unless it cites the building’s own documents.
The implementing bylaw’s permit test is per unit. Under Art. 8 of Administrative Resolution No. 1 of 2020, the unit must sit in an area DET authorises in coordination with the competent entities. It must fall into a listed category: an apartment in a residential building, a house or villa in a real property compound, or an independent villa. And its sale and purchase agreement must not explicitly preclude holiday-home use 1.
The absence of a public list is not a gap you can fill by searching. It is the reason the five-check method exists.
What does the sale and purchase agreement need to say? (Check 1)
The implementing bylaw sets an explicit-clause test. Art. 8(5) of Administrative Resolution No. 1 of 2020 requires proof “that the applicant has the right to dispose of the real property unit”, and states that the SPA “must not include any explicit provision that precludes using the real property unit as a Holiday Home” 1. If your SPA contains one, the unit fails a permit requirement.
Off-plan buyers should read the use clause before paying the booking deposit — not at handover. Search the SPA for: “holiday home”, “short-term”, “short let”, “hotel”, “serviced”, “commercial use”, and “use of the unit”.
Resale buyers should ask the seller for the original developer SPA, not just the title deed. Whether DET checks the original developer SPA for resale units is something we could not verify; asking for it is a precaution we recommend.
The SPA test is narrow. A clause restricting use to “residential purposes” is not on its face an explicit holiday-home prohibition. Do not interpret any use clause yourself. Get a lawyer’s view on any use restriction before signing.
Which building documents decide how units can be used? (Check 2)
In a jointly owned building, three documents govern use: the Master Community Declaration (MCD), the Building Management Regulation (BMR), and the Statute of the owners committee. Law No. 6 of 2019 makes all three part of the title deed and binding on every occupant, including guests 2.
The definitions from Art. 2 of Law No. 6 of 2019, in plain terms:
- Master Community Declaration — conditions governing development and operation of the master project and its common facilities.
- Building Management Regulation — procedures for maintaining common parts and each owner’s cost share.
- Statute — rules governing the owners committee.
Art. 16 of Law No. 6 of 2019 allows an owner to lease the unit, but owner and tenant remain bound by those documents 2. Guests use lifts, access control, and pools under the same rules.
Terminology note. Since Law No. 6 of 2019 entered into force in November 2019, as confirmed by law-firm commentary 3, the legal body in a jointly owned building is an owners committee (no separate legal personality) plus a RERA-regulated management entity 2. People still say “owners’ association” or “OA”. When a notice arrives from “the OA”, it comes from the management company acting within that framework.
Where to get the documents. Ask the seller, since the MCD, BMR, and Statute form part of the title deed. Ask the building’s management company. The Mollak system, run by DLD and RERA, publishes the general jointly owned property regulations, a model association constitution, and a management company directory 4. Whether a specific building’s documents can be downloaded publicly from Mollak is something we could not verify; ask the seller or management company for the building-specific copies.
What to search for inside. Look for: “holiday home”, “short-term”, “minimum lease term”, “hotel use”, “move-in”, “visitor registration”, “access cards”, “nuisance”, “common parts”. Operational rules — access cards, guest registration at the front desk, move-in charges — are normal and manageable. An outright use prohibition is the red flag.
Amendments. Under Art. 24(8) of Law No. 6 of 2019, amendments to a BMR proposed via the owners committee must be approved by RERA. Master Community Declaration amendments that affect purchasers’ rights need RERA approval under Art. 21 2. When a restriction is cited, ask in writing: “Which RERA-approved document contains this restriction, and when was it approved?”
| Check | Document | Who holds it | Search for | What it cannot do |
|---|---|---|---|---|
| 1 | Sale and purchase agreement (original developer SPA for resale) | Seller / developer | “holiday home”, “short-term”, “hotel/serviced use”, use clause | Cannot be revised after signing; explicit preclusion fails Art. 8(5) 1 |
| 2 | MCD, Building Management Regulation, Statute | Seller (part of title deed); management company | Minimum lease term, short-term letting, access, visitor registration, common parts | Amendments need RERA approval under Arts. 21, 24(8) 2 |
| 3 | Master-developer community rules | Developer / community management | Access, gate passes, noise, parking, pools | Developer cannot enforce a ban on its own authority (2019 ruling; Art. 17) 1 |
| 4 | DET permit eligibility | DET portal | Area, unit category, documents required | Does not assess building rules on your behalf |
| 5 | Landlord NOC (tenants only) | Landlord | Explicit holiday-home / short-term rental wording | Does not override SPA or building documents |
Can a master developer ban holiday homes in its community? (Check 3)
Not on its own authority, per the regulator’s September 2019 ruling and the 2020 implementing bylaw 51. The developer’s community rules still shape how easy the unit is to operate day to day.
On 4 September 2019, Emaar notified holiday home operators in Downtown Dubai to cease operations by 19 September, citing resident complaints 56. On 18 September 2019, the regulator — then DTCM, now DET — ruled that the ban could not be enforced, “even the master developer” 5.
That principle was then written into regulation. Art. 17 of Administrative Resolution No. 1 of 2020 states:
“Real property developers, owners of jointly owned real property, and real property management and leasing firms and service providers must enable Licensees to conduct the Activity in accordance with the terms of their Licences and Permits.” 1
The bylaw has been in force since January 2020 7. No replacement has been found as of September 2026; a law-firm article from August 2026 still cites it as current 8.
Art. 17 protects permit holders “in accordance with the terms of their Licences and Permits”. It does not switch off community rules on access, noise, parking, or common-area use. A developer cannot ban the activity. It can still set how guests move through the building.
Villas and townhouses in master communities also sit under a Master Community Declaration. “Villa means no building rules” is not accurate. See the apartment vs villa comparison for how the cost and rule stack differs between unit types. Off-plan buyers should ask the developer’s sales team for the draft MCD and building rules in writing before signing.
Can the building’s management company stop a permitted holiday home?
It has tried. In August 2021, management companies at buildings in Downtown Dubai, Dubai Marina, and JLT sent cease-and-desist notices to owners of DET-licensed units, targeting rentals under six months and citing changes to jointly owned property rules 9. A lawyer quoted in those reports said such restrictions “cannot be used selectively or arbitrarily” and that disputes could go to RERA or the Rental Disputes Centre 9.
As of August 2026, law-firm commentary holds that building restrictions “should therefore be considered in light of the specific regulatory framework rather than assuming that management has an unlimited right to forbid a holiday home which has been duly permitted” 8.
Where a building rule and a DET permit collide, we could not find a published ruling from the Rental Disputes Settlement Centre or a Dubai court. The buyer’s practical question is not “can they ban me?” but “will this building contest my use, and on what RERA-approved document?” That is why the check happens before purchase, not after.
This is not legal advice. If you receive a cease-and-desist letter, engage a lawyer.
| Instrument | Relevance for this question | Footnote |
|---|---|---|
| Decree No. 41 of 2013 | DET licenses the holiday home activity; no one may conduct it unlicensed (Art. 3); DET sets permit conditions (Art. 4) | 10 |
| Admin. Resolution No. 1 of 2020, Art. 8 | Area, unit category, SPA must not explicitly preclude holiday-home use, right to dispose | 1 |
| Admin. Resolution No. 1 of 2020, Art. 17 | Developers, JOP owners, and management firms must enable licensees to operate per their licences and permits | 1 |
| Law No. 6 of 2019, Arts. 6, 16, 21, 24(8), 42 | JOP documents part of title deed; leasing subject to them; RERA approval for amendments; RDSC jurisdiction | 2 |
| Law No. 26 of 2007, Art. 24 | Tenant needs landlord’s written consent to sublet unless the contract says otherwise | 11 |
Where does DET’s own eligibility check come in? (Check 4)
DET checks eligibility at the permit stage. Art. 8 of the implementing bylaw requires: proof of the right to dispose of the unit, a unit category that matches the listed types, and an SPA free of explicit preclusions 1. Art. 9(2) allows DET to request additional documents and conduct field visits 1.
The parent decree for the implementing bylaw is Decree No. 41 of 2013 10, which requires licence holders to hold “approvals from the concerned entities in the Emirate”. This wording applies to the operator licence conditions, not the unit permit article. It is why the phrase appears in some third-party guides.
On building NOCs. Some guides list a building or developer NOC as a required upload. The bylaw’s permit requirements in Art. 8 do not name one, and we could not verify the current portal document list. Check the document list in the portal when you apply, and ask the management company in advance whether it issues one.
For the full application walkthrough, documents, and fees, see the DET holiday home permit application steps. This post does not restate those steps.
What changes if you are a tenant? (Check 5)
A tenant needs the landlord’s written consent explicitly covering holiday-home use. Every building-level check still applies in full.
Under Art. 24 of Law No. 26 of 2007, unless the tenancy contract says otherwise, a tenant may not sublet or assign use to third parties without the landlord’s written consent 11. Art. 8(4) of the implementing bylaw confirms the permit applicant may be “the owner or tenant”, and Art. 8(5) requires proof of the right to dispose of the unit 1. A landlord NOC that explicitly names holiday-home or short-term rental use is how a tenant satisfies that requirement.
A standard tenancy contract does not cover this. The NOC must name the use type. And the landlord’s NOC does not override the SPA or the building documents. Ask the landlord for Checks 1 to 3 as well.
For the landlord-side view of the transition, see converting a long-term rental to short-term.
What should you ask the building before you sign?
Ask in writing and keep the reply. A written answer from the management company is the closest thing to a building-level “this unit is permitted” confirmation you will get.
| # | Question |
|---|---|
| 1 | Do the building’s Master Community Declaration, Building Management Regulation, or Statute restrict holiday-home or short-term use? Please quote the clause. |
| 2 | If yes, when was that clause adopted, and was it approved by RERA? |
| 3 | Does the building issue a NOC or letter for DET holiday home permits, and on what conditions? |
| 4 | What guest procedures apply: visitor registration, access cards, move-in or key-handover rules, and any associated charges? |
| 5 | Have any licensed holiday homes in the building received notices from management? |
| 6 | What is the building’s Quality and Safety Certificate status under Law No. 3 of 2026? |
On item 6: Law No. 3 of 2026 imposes a separate building-level certification requirement. It is worth confirming status before committing to a purchase. See the building safety certificate guide under Law No. 3 of 2026 for deadlines and fines. You do not need the full detail from management at this stage — ask only whether the certificate has been obtained or is in progress.
What if you already own the unit and receive a cease-and-desist letter?
Do not ignore the letter and do not argue by phone. Ask in writing which RERA-approved document the restriction comes from, and when that clause was adopted.
The steps:
- Confirm your DET permit is valid and the unit meets its current conditions.
- Request the specific clause in writing and its RERA approval date, citing Arts. 21 and 24(8) of Law No. 6 of 2019 as the basis for the requirement 2.
- Check whether the restriction appears applied to every unit or selectively within the building. The 2021 reports noted notices that appeared selective within the same building 9.
- Get legal advice before responding further. The Rental Disputes Settlement Centre is the forum under Art. 42 of Law No. 6 of 2019 for disputes under that law 2.
This is procedural guidance only. It does not predict outcomes.
Before you sign
Five checks. In order: SPA clause, building documents, community rules, DET eligibility, landlord consent for tenants. The work is a few documents and one email to the management company. Done before you sign, it takes days. Discovered at the permit stage, it can take months.
For area-level analysis — which Dubai neighborhoods support holiday home economics — see where to buy for short-term rental returns. That decision comes first; this check comes before signing on any specific unit. Once you own it, the holiday home setup checklist covers what happens next.
At Naiteshift, we are building the operating system that keeps a portfolio’s permits, building rules, and compliance dates in one place — from a single unit to institutional portfolios. The pioneer program is where we are onboarding the first owners.
This post was written with AI assistance and reviewed for accuracy against the primary legal sources cited. It is not legal advice.
Footnotes
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Administrative Resolution No. (1) of 2020 Issuing the Implementing Bylaw of Decree No. (41) of 2013 Regulating the Activity of Leasing out Holiday Homes in the Emirate of Dubai, Arts. 8, 9, 17 — Dubai Legislation Portal, https://dlp.dubai.gov.ae/en/Pages/HTMLViewer.aspx?file=UmVzb2x1dGlvbiBOby4gKDEpIG9mIDIwMjA%3D&year=2020 (read 2026-09-28). ↩ ↩2 ↩3 ↩4 ↩5 ↩6 ↩7 ↩8 ↩9 ↩10 ↩11 ↩12 ↩13
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Law No. (6) of 2019 Concerning Ownership of Jointly Owned Real Property in the Emirate of Dubai, Arts. 2, 6, 16, 21, 24(8), 42 — Dubai Legislation Portal, https://dlp.dubai.gov.ae/Legislation%20Reference/2019/Law%20No.%20(6)%20of%202019%20Concerning%20Ownership%20of%20Jointly%20Owned%20Real%20Property%20in%20the%20Emirate%20of%20Dubai.html (read 2026-09-28). ↩ ↩2 ↩3 ↩4 ↩5 ↩6 ↩7 ↩8 ↩9
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Hadef & Partners, “Dubai’s Jointly Owned Property Regime Overhauled” — https://hadefpartners.com/news-insights/insights/dubai-s-jointly-owned-property-regime-overhauled/ (confirming Law No. 6 of 2019 entered into force on 18 November 2019; compliance deadline 17 May 2020). ↩
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Mollak, About Us — Dubai Land Department / RERA, https://mollak.dubailand.gov.ae/publicpages/about-us.html. ↩
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Gulf News, “Emaar ban will not hold: DTCM rules in favour of holiday home owners”, 18 September 2019 — https://gulfnews.com/business/property/emaar-ban-will-not-hold-dtcm-rules-in-favour-of-holiday-home-owners-1.1568823153124. ↩ ↩2 ↩3
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The National, “Emaar bans holiday home operators in Downtown as it ventures into short-term rental market”, September 2019 — https://www.thenationalnews.com/business/property/emaar-bans-holiday-home-operators-in-downtown-as-it-ventures-into-short-term-rental-market-1.907389 (cited for the September 2019 notice date and deadline only). ↩
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Al Tamimi & Company, “The DTCM Issues a New Executive Regulation Concerning the Holiday Homes Rental Market in Dubai” — https://www.tamimi.com/news/the-department-of-tourism-and-commerce-marketing-issues-a-new-executive-regulation/ (confirming bylaw entry into force; page redirected during research; date hedged to “January 2020”). ↩
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Awatif Mohammad Shoqi Advocates & Legal Consultancy, “Dubai Tenancy And Holiday Home Laws: Eviction, Ownership Transfers, Subletting And Holiday Home Regulation”, Mondaq, 26 August 2026 — https://www.mondaq.com/landlord-tenant-leases/1835346/dubai-tenancy-and-holiday-home-laws-eviction-ownership-transfers-subletting-and-holiday-home-regulation. ↩ ↩2 ↩3
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Gulf News, “Some Dubai property owners are facing problems renting out apartments for short-stays”, 10 August 2021 — https://gulfnews.com/business/property/some-dubai-property-owners-are-facing-problems-renting-out-apartments-for-short-stays-1.1628567855036. ↩ ↩2 ↩3
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Decree No. (41) of 2013 Regulating the Activity of Leasing out Holiday Homes in the Emirate of Dubai, Arts. 3, 4 — Dubai Legislation Portal, https://dlp.dubai.gov.ae/Legislation%20Reference/2013/Decree%20No.%20(41)%20of%202013.html. ↩ ↩2
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Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai, Art. 24 — Dubai Legislation Portal, https://dlp.dubai.gov.ae/Legislation%20Reference/2007/Law%20No.%20(26)%20of%202007.pdf (PDF; article numbering consistent with law-firm commentary in 8). ↩ ↩2
Frequently asked questions
Is there a list of Dubai buildings that allow Airbnb?
We could not find an official list from DET, DLD or RERA. Eligibility is decided per unit: the permit rules look at the area, the unit type, the sale and purchase agreement, and your right to dispose of the unit. Check the specific unit's SPA and building documents instead of relying on online lists.
Can an owners association ban holiday homes in Dubai?
Dubai's regulator ruled in 2019 that a master developer cannot enforce a holiday-home ban, and the 2020 implementing bylaw obliges developers, jointly-owned-property owners and management firms to let permit holders operate. Building management companies have still sent cease-and-desist notices, for example in 2021. Disputes under the jointly owned property law go to the Rental Disputes Settlement Centre.
Do I need a NOC from the developer or building to get a DET holiday home permit?
The implementing bylaw's permit requirements don't name a building or developer NOC, but DET can request additional documents, and several guides list one. Check the document list in the DET portal when you apply, and ask the building's management company in advance whether it issues one.
What should I check in the SPA before buying a Dubai holiday home?
The implementing bylaw says the sale and purchase agreement must not contain an explicit provision precluding holiday-home use. Search the SPA for any clause on holiday homes, short-term letting, hotel or serviced use, and get a lawyer's view on any use restriction before signing.
Can a tenant run a holiday home in Dubai?
Yes, with the landlord's written consent that explicitly covers holiday-home or short-term rental use. Dubai tenancy law bars subletting without the landlord's written consent unless the contract says otherwise. The building's documents and the SPA still apply to the unit.