Dubai’s luxury short-term rental market is thriving. In 2024, the city welcomed 17.5 million visitors, an 11% increase from the previous year. Iconic neighborhoods like Palm Jumeirah, Downtown Dubai, and Dubai Marina are seeing record occupancy levels, with some luxury properties reaching 85% occupancy during peak seasons.
This surge reflects more than just tourism growth—it signals a shift in traveler preferences. Today’s guests are seeking personalized, high-end stays with the comfort of home and the service of a five-star hotel.
For property operators, this creates both a massive opportunity and operational complexity. More guests mean higher revenue potential, but also higher expectations, faster turnovers, and increased pressure to maintain excellence at scale.
What luxury guests expect
Luxury short-term rental guests expect more than just a beautiful space. They want a flawless, hotel-grade experience every time.
At this level, even the smallest detail matters. Guests expect:
- Spotless cleanliness across every unit
- Fully functional, high-end amenities
- Rapid response to maintenance or service requests
- Personalized touches that elevate the stay
At Breezeway, we believe that cleanliness and maintenance should be the baseline standard, for every property, not just luxury ones. What truly distinguishes high-end operators is their ability to consistently deliver these standards across multiple properties.
The operational challenge of managing luxury properties
Behind every five-star review lies a web of coordinated tasks. For operators managing several luxury properties, ensuring a seamless experience requires:
- Scheduling and dispatching cleaning and maintenance teams
- Conducting thorough inspections
- Tracking task completion and accountability
- Maintaining occupancy without service gaps
Doing all of this manually, especially during peak seasons, can quickly overwhelm even the most experienced teams.
Branded residences raise the bar
Adding another layer of complexity, branded residences are reshaping Dubai’s luxury rental market. With brands like Ritz-Carlton and Armani entering the space, operational expectations are higher than ever.
These residences command premium rates, sometimes up to twice as high as non-branded homes, but they also come with stricter operational standards. Every clean, inspection, and maintenance task must reflect the brand promise. Consistency and attention to detail are non-negotiable.
How technology supports operations
To meet these rising expectations, leading operators are turning to technology. Platforms like Breezeway help property managers automate and standardize operations, ensuring that every property is guest-ready, no matter how large the portfolio.
Key benefits include:
- Automated scheduling for staff and inspections
- Digital checklists to standardize cleaning and maintenance
- Photo documentation for accountability
- Real-time visibility across all properties
With these tools in place, teams can reduce manual coordination, improve communication with vendors, and maintain five-star quality with confidence.
Practical tips for property operations managers
- Automate Scheduling and Task Management
Reduce manual effort by assigning cleaners, maintenance staff, and inspections automatically.
- Standardize Checklists
Ensure consistent quality across all properties with digital checklists for cleaning, maintenance, and guest readiness.
- Track Maintenance with Photos
Visual documentation provides proof of work and accountability for internal teams and third-party vendors.
- Monitor Guest Turnover Closely
Use dashboards to manage high-turnover periods, particularly in areas like Palm Jumeirah and Downtown Dubai.
Real-world example: VayK
A Dubai-based property management company, VayK, illustrates how structured operations can support growth and consistency. With over 160 luxury apartments across the city, VayK faced challenges coordinating schedules and tracking tasks, especially when working with third-party vendors.
By integrating Breezeway with their property management system, VayK streamlined operations, automated scheduling, and implemented consistent checklists and photo documentation. This approach allowed the team to maintain high standards, improve guest satisfaction, and gain visibility across all properties.
Key results included:
- 2.5 hours saved daily through centralized scheduling and reporting
- 20% increase in Airbnb review scores
- Improved coordination with third-party vendors
“Every guest would love an early check-in. We get two or three requests a day, and with Breezeway, we can say yes more often, which guests really appreciate.” — Hamza Ghladi, Operations Manager, VayK
Read the full VayK case study here.
Looking ahead
Dubai’s luxury short-term rental market is set for continued expansion. Property operators who embrace technology and standardize their operations will lead the way, delivering exceptional guest experiences while running lean, efficient teams.
At Breezeway, we help operators like VayK deliver the five-star experience today’s guests expect, without the operational chaos.
