Do
- Tell us promptly when anything in the unit changes materially, so listings and photos stay accurate.
- Keep the property's DET (formerly DTCM) permit and any building approvals valid — a lapsed permit removes your listings from sale.
- Report defects early; a unit with an open maintenance issue is either taken off sale or priced down.
Don’t
- Do not list or advertise the property yourself on any platform while it is under our management — duplicate listings cause double bookings, platform penalties and cancelled guest stays.
- Do not agree a rate or a stay directly with a guest or a broker; send them to us so the booking, permit registration and deposit handling are done correctly.
- Do not treat a quoted rate for a future date as fixed until a booking is confirmed.
Your property is priced dynamically. There is no fixed nightly rate. We reprice continuously against live demand, competitor supply and booking pace, with the objective of maximising net revenue over the year rather than the rate achieved on any single night.
What determines your nightly rate
Rates are set per property, per date, and reviewed on an ongoing basis. The main inputs are:
| Input | How it moves your rate |
| Booking pace | Slow pick-up for a given date lowers the rate; fast pick-up raises it. |
| Competitor set | Comparable units in your building and immediate area, priced live. |
| Seasonality | Recurring Dubai demand cycles (see below). |
| Events and holidays | Exhibitions, conferences, concerts, sporting events and public holidays that lift city-wide demand. |
| Length of stay | Longer stays are usually discounted per night; short stays carry a premium. |
| Lead time | Far-out dates are priced higher; unsold nights close to arrival are discounted to avoid a zero-revenue night. |
| Property attributes | Layout, view, floor, furnishing standard, building amenities and guest review score. |
| Channel | Each sales channel carries different fees and guest expectations, which are reflected in the rate shown there. |
Dubai seasonality
Dubai is a strongly seasonal market. Expect your revenue to be uneven month to month — this is normal and is already factored into how we price.
| Period | Typical demand pattern | Pricing approach |
| Winter (roughly November to March) | Peak leisure season, highest rates and highest occupancy. | Hold rates firm, restrict deep discounts, favour higher-yield short stays. |
| Shoulder (roughly April to May, and October) | Solid demand, more price-sensitive. | Balanced rates, selective discounting to fill gaps. |
| Summer (roughly June to September) | Lowest leisure demand, high heat, lower rates. | Volume strategy: lower rates, longer minimum stays, target relocation and long-stay guests to protect occupancy. |
| Ramadan and Eid | Demand pattern shifts; Eid can spike sharply. | Repriced case by case around the confirmed dates each year. |
| Major city-wide events | Short, sharp demand spikes. | Rates raised and minimum stays extended around the event dates. |
Minimum-stay strategy
Minimum stay is a revenue tool, not an administrative setting. It controls what kind of booking your calendar can accept.
- Longer minimum stays reduce turnover costs, cleaning frequency and wear on the unit, and stabilise occupancy in low season.
- Shorter minimum stays capture higher nightly rates in peak season and around events, at the cost of more turnovers.
- Minimum stays are raised over high-demand dates so a low-value short booking cannot block a premium period.
- Minimum stays are lowered close to arrival to fill orphan gaps between confirmed bookings — a two-night gap sold is better than a two-night gap empty.
Your property's baseline minimum stay is set at onboarding and adjusted seasonally. As a starting point it is usually 2 nights for an apartment and 3 for a villa, raised over peak and event dates and lowered close to arrival to fill gaps; it can differ with the property's characteristics.
Where your property is marketed
Your unit is distributed across multiple channels simultaneously, with a single synchronised calendar so the same night cannot be sold twice.
- Major online travel agencies and short-term rental platforms, including Airbnb.
- Our own website and direct enquiries by phone, WhatsApp and email.
- Corporate partners and relocation clients seeking longer stays.
- Travel agencies, concierge services and travel partners.
- Real estate brokers and referral partners who send guests to us.
We use Booking.com, Airbnb and Homes & Villas by Marriott International, our own website and partner channels, and — where they suit the property — Livjaza, The Blueground and local portals such as Property Finder, Bayut and Dubizzle for monthly stays. Which platforms a property appears on is decided by our Revenue Management team, so not every property is listed on every platform.
Marketing assets are produced and maintained by us: professional photography, floor and amenity descriptions, and listing copy in the languages each channel serves. Listing content is reviewed and refreshed after any material change to the unit — new furnishings, renovation, or a change to building facilities.
How rate decisions affect what you receive
Your income is driven by three linked figures, not by nightly rate alone:
- Occupancy — the share of nights sold.
- Average daily rate (ADR) — the average price achieved per sold night.
- RevPAR — revenue per available night, which combines the two and is the figure that actually matters.
Pushing ADR too high raises the rate but empties the calendar. Pushing it too low fills the calendar at a loss of yield. We manage to RevPAR, which is why you will sometimes see nights sold below the headline rate you expected.
| Decision | Revenue effect |
| Discounting an unsold night close to arrival | Converts a certain zero into partial revenue. |
| Holding a high rate over a peak date | Protects yield; small risk of an unsold night. |
| Extending minimum stay in low season | Lower turnover cost, steadier occupancy, slightly lower ADR. |
| Accepting a long corporate stay | Predictable income, reduced cleaning and turnover load, discounted nightly rate. |
| Blocking dates for owner use | Removes those nights from sale entirely — see below. |
Owner stays and blocked dates
You may use your own property. Dates you block are dates we cannot sell, so the earlier you tell us, the lower the revenue cost — blocking peak-season dates at short notice removes your highest-value inventory and may require us to relocate or refuse a guest.
- Request your dates through the owner portal or by contacting us on +971 (4) 392-0202 or info@deluxehomes.com.
- Wait for written confirmation that the dates are blocked and the calendar is closed on all channels.
- Note that a cleaning and preparation fee applies to owner stays. The current amount is shown and kept updated in the owner portal.
- Confirm departure so the unit can be turned around and returned to sale.
Give at least 48 hours' notice for an owner stay. Your agreement restricts owner stays on public holidays and in peak season unless it says otherwise; in practice we accommodate a request when the unit is free and ready, and existing confirmed reservations always stand.
Your control over pricing
Day-to-day repricing sits with us — it depends on live data and has to happen faster than a per-decision approval cycle would allow. Your input is at the strategy level.
- You can raise concerns about achieved rates and ask for the reasoning behind any period's pricing.
- You can request a review of your property's positioning against its competitor set.
- Under the management agreement we set the rates; there is no binding minimum nightly rate set by the owner. You can share the rates you would prefer, and our Revenue Management team will review and discuss them with you.
Reporting and payouts
Performance and financial detail are available to you in the owner portal, including bookings, achieved rates and the charges applied to your unit.
- Payouts are made on the 15th of each month, or the next working day where the 15th is a non-working day.
- Each payout covers the previous month's income and expenses.
- Our management fee is a percentage of the rental proceeds, at the rate in your signed agreement, shown as "Management Fee (Operator)" on your statement. Channel commissions are deducted separately and are not part of it.
- VAT and the Tourism Dirham are paid by the guest as part of the booking, not taken from your income, and do not appear as lines on your statement.
- Reporting is through the owner portal: a monthly financial statement to download, and your reservations with the booking-level breakdown. Guest reviews are shared by your account manager on request.
If you want a pricing review
- Identify the specific period you are asking about (dates, not a general impression).
- Note any comparable units you are comparing against, if you have them.
- Confirm any dates you blocked yourself in that period.
- Flag any maintenance issue or access restriction that affected the unit.
Send this to info@deluxehomes.com or contact us on +971 (4) 392-0202 (phone and WhatsApp), and we will come back with the rate history, competitor position and booking pace for that period. In an emergency at the property, contact local emergency services first, then notify us.