Renting a Dubai villa involves several clauses you won't see in an apartment contract — pool maintenance, garden upkeep, exterior cleaning, multiple parking bays. The DLD Unified Tenancy Contract is the same form, but the Additional Terms section should look very different. Here's what to specify.
Approximate 2026 Villa Rents by Area
- Mirdif (3BR): AED 130,000 – 180,000
- JVC (3BR): AED 150,000 – 200,000
- Arabian Ranches (3BR): AED 180,000 – 280,000
- Jumeirah (3BR): AED 250,000 – 400,000
- Palm Jumeirah (3BR): AED 350,000 – 600,000
- Emirates Hills (5BR+): AED 600,000 – 1,500,000+
Villa-Specific Clauses to Include
Use the 8 Additional Terms slots strategically. Recommended clauses for a villa:
- Pool maintenance — who pays for chemicals, cleaning, equipment service
- Garden / landscaping maintenance — gardener frequency and who pays
- Pest control — quarterly or as-needed; specify responsibility
- Exterior facade cleaning — annual or biannual; landlord typically pays
- AC servicing — major maintenance vs filter changes (usually split)
- Driveway / gate / fence maintenance — landlord normally responsible
- Pets policy — many villa-occupants have pets; specify allowance and limits
- Car capacity — number of vehicles allowed in driveway / parking
Security Deposit on Villas
Same legal cap (5% unfurnished / 10% furnished) but on much larger numbers:
- AED 200,000 unfurnished villa: deposit AED 10,000
- AED 300,000 unfurnished villa: deposit AED 15,000
- AED 500,000 furnished villa: deposit AED 50,000
- AED 800,000 furnished villa: deposit AED 80,000
Some landlords request a separate 'damages-only' bond on top — this is unenforceable beyond the legal cap. Refuse if asked.
Pool and Garden Maintenance: Who Pays What
Most contentious villa-specific issue. Default Dubai law (in absence of contract specification) places major maintenance on the landlord and minor on the tenant. For villas, the practical reality usually splits as:
- Landlord — pool equipment repair, major garden landscaping, exterior painting, structural repairs
- Tenant — pool weekly cleaning + chemicals, lawn mowing + watering, minor repairs, day-to-day upkeep
- Negotiable — pest control, AC filter changes, driveway power-washing
Always specify in writing. Verbal agreements about pool/garden maintenance are the #1 source of mid-tenancy villa disputes.
Multi-Person Villa Tenancies
Many villas are leased by groups (families, flatmates). The contract should:
- List all primary tenants by name and Emirates ID (not just one)
- Specify each tenant is jointly and severally liable for rent
- Include subletting rules (allowed / not allowed)
- Cap the maximum occupancy if landlord cares about this
Generating Your Villa Contract
Use our generator like any other property — but spend extra time in the Additional Terms section. The 8 slots fill up fast for a villa.
For furnished villas, the inventory list is critical. See studio apartment guide for the inventory pattern (apply at larger scale for a villa).