ADR PulseFree reviewADR PulseFree reviewDubai has about twice as many active Airbnb listings as a year ago, and 2026 brought fewer visitors. When supply doubles and demand dips, the price you set for each date decides whether the night sells.
Send one listing link. We'll compare your next 30 nights with similar listings nearby: what they charge, which dates they've sold and where you're cheaper or dearer. You get it by email.
A price for every date, with the why
Raise when most similar listings nearby are already booked, hold when a neighbour's sudden cut looks like a one-off, and discount only when your pace lags and it still pays.
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Cleaning, daily running costs, taxes and OTA commission go into a minimum nightly price. We never suggest a price below it.
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| AirROI | Airbtics | |
|---|---|---|
| Active listings | 20,370 (+98%) | 21,703 (+111%) |
| Occupancy | 40.8% | 69% (−5.5%) |
| Nightly rate | AED 1,017 | AED 664 (+17%) |
| Yearly revenue per listing | AED 76,977 (−27.5%) | AED 170K (+11%) |
Changes are year on year. AirROI: Oct 2025 – Sep 2026, updated Oct 1, 2026 (occupancy and revenue are averages, rate is per booked night) (source). Airbtics: Sep 2025 – Aug 2026, updated Oct 16, 2026 (occupancy and revenue are medians) (source).
Both sources see supply doubling. They disagree on occupancy (41% or 69%) and on whether revenue per listing fell or rose, mostly because one reports averages and the other medians. Your price should come from the listings next to yours, not from either city figure.
Dubai welcomed 19.59 million international overnight visitors in 2025, up 5%, and hotel occupancy averaged 80.7% (Dubai Department of Economy and Tourism, via TravelDailyNews). In 2026 regional tensions hit travel: 6.97 million visitors from January to August, with hotel occupancy at 36% in March and 66% in August (DET, via Gulf News).
Revenue per listing peaks in December and is lowest in July, on AirROI's two-year average.
331 companies run five or more Airbnb listings each and manage 44% of active listings between them. The largest by listings are Deluxe Holiday Homes (599), First Class (496), Vacationer (313), Vogue (186) and Suiteable (174) (AirROI, data to Sep 2026).
Every listing shows its DET holiday home permit number. An individual can register up to 8 units; more than that needs a company with a DET licence. Guests pay the Tourism Dirham per occupied bedroom per night (AED 15 for deluxe, AED 10 for standard, up to 30 nights) (Airbnb help).
How we count booked nights and occupancy: methodology. ADR Pulse started in Bali, where we read the calendars of about 4,900 villas every day.
It depends on the method. AirROI reports an average of 40.8% for October 2025 to September 2026. Airbtics reports a median of 69% for September 2025 to August 2026, down 5.5% on the year.
About 20,400 to 21,700 in 2026: 20,370 by AirROI (up 98% in a year) and 21,703 by Airbtics (up 111%).
AirROI puts it at AED 1,017 per booked night for October 2025 to September 2026, and Airbtics at AED 664 for September 2025 to August 2026. Dubai hotels averaged AED 579 in 2025.
On AirROI's two-year average, revenue per listing peaks in December and is lowest in July.
No. An individual can register up to 8 units; managing more needs a company with a DET licence. Each listing must show its DET holiday home permit number.
Yes. You get it by email, with no account and no card. If you then want a price for every date, there is a free 2-month pilot.
No. We work from public Airbnb and Booking.com calendars and prices. You decide what to change and change it yourself.
No account, no card. We only use your contact to send the review.