Dubai Law No. 4 of 2026 · Shared housing
Property management software for shared housing in Dubai
Permits, capacity, tenancy contracts and rent collection in one place, for landlords running bed spaces and shared flats.
Regularisation deadline: 8 September 2027
Scroll to see what the law asks, then how it works.
The law in 20 seconds
Dubai Law No. 4 of 2026 applies across the emirate, including free zones. Existing landlords and operators have one year from 8 September 2026 to regularise.
Only owners and authorised establishments. A sublease by an occupant is void.
Issued by Dubai Municipality, or by the zone authority in free zones and special development zones. Valid for one year (or two at the owner's request) and renewed at least 30 days before it expires.
At least 5 m² of bedroom area per occupant, under Dubai Municipality's guide of 7 October 2026. Living rooms and kitchens do not count as bedroom area.
AED 500 to AED 500,000 per violation, doubled for a repeat within a year, capped at AED 1,000,000.
8 Sept 2026
Law in force
The permit regime starts and the 12-month window opens.
Sources: Dubai Law No. 4 of 2026; Dubai Municipality; The National; Gulf News; VATit.
Follow one Dubai building down to one resident, and see what Roomindo does at every level.
The building
Shared housing permit number, resident category, validity and certificates for every unit, with renewal alerts at 60, 45 and 30 days.
Rigga Pearl · 1204
DSH-2026-004812 · Men
Metha Gardens · 0803
DSH-2026-005377 · Professionals
Skyview · 1510
DSH-2026-006021 · Women
Lakeview D · 2206
DSH-2026-006450 · Families
The floor
Enter room areas once. Roomindo applies the emirate's rulebook and refuses a bed allocation the permit does not allow.
Legal capacity: 9 beds
Your unit
Try itPick your unit and see how many beds the law allows. Free, and nothing is stored.
Tap a room in the plan to edit it.
Legal beds
5Beds today
116 beds over the limit
A violation can cost AED 500 to AED 500,000.
Legal beds3
Legal beds2
Legal beds0
Legal beds0
A living room adds no legal beds. If your permit approves it as a bedroom, change its type to Bedroom.
Essentials for 5 beds: AED 450 / month
Uses Dubai Municipality's rule: at least 5 m² of bedroom area per occupant. Living rooms and kitchens add no beds. If your permit approves a living room as a bedroom, enter it as a bedroom. An estimate, not legal advice. Your permit sets the final maximum.
The bed
Application, documents, digital tenancy contract and move-in in one flow. Residents keep their own copy.
Includes Emirates ID capture.
Qamar Barsha Heights · B-2
Who it's for
For landlords running bed spaces and shared flats: see how many beds each unit may legally hold, sign residents digitally and get rent straight to your bank.
Take the lift through one building. Every floor is one part of Roomindo, from the front desk to the control room.
Ask in plain words, answered from your numbers.
Every unit ready for an inspection.
Staff, sign-offs and requests, tracked to done.
Rent collection in the app, straight to your bank.
Collected
AED 184,600
Due
AED 12,350
Leads, checks, contracts and every bed.
Your brand, our engine
Pick a colour and see it. Your brand on the resident app, the web portal and your own domain, with Roomindo's engine underneath.
Brand colour
Logo
Your logo stays in this browser. Nothing is uploaded.
Your brand
Good evening, Aditi
Rent due
AED 1,300
Pay nowPowered by Roomindo
Pricing
Essentials
Owners and small establishments
AED 12per occupied bed / month
Minimum AED 450 / month · Prices in AED, excluding 5% VAT.
120 beds × AED 12, or the AED 450 minimum
Includes
Growth
Property managers and operators, 150 to 1,500 beds
Enterprise
1,500+ beds, several emirates, IT requirements
White-label
Co-living brands that want their own app and site
Launch Partners
For operators who sign by 31 March 2027.
In return: a short case study, a reference call and monthly product feedback.
Why now
Dubai residents on 30 July 2026, up 161,000 since January
Khaleej Times
UAE aparthotel, serviced-apartment and co-living revenue forecast for 2030
Grand View Research
Maximum fine for repeat violations under Law No. 4
Dubai Law No. 4 of 2026, Art. 29
For existing operators to regularise, from 8 September 2026
Dubai Municipality
We're building the compliance-first operating system for shared living in the UAE.
Investors: get in touchFAQ
The operating core runs today: beds, residents, contracts, rent, maintenance, staff and the ledger. The UAE compliance layer (permits, capacity, Arabic, Emirates ID, VAT and UAE payments) is being built now, and Launch Partners get it first.
No software can promise that. Roomindo gives you the records, checks and workflows the law asks for. Some implementing rules are still being published, so the rules are kept as data and updated as circulars land. This is not legal advice.
No. Rent is collected by a licensed payment provider, which also executes the owner and operator splits. Roomindo sends instructions and keeps the ledger.
You pay for beds with a resident in them during the month, not for empty ones. Essentials has a monthly minimum of AED 450.
It applies Dubai Municipality's standard of at least 5 m² of bedroom area per occupant, published on 7 October 2026. There are no fixed ratios for studios or one and two bedroom flats: capacity follows from the measured area of each bedroom, and the permit sets the final maximum for the unit. Living rooms and kitchens add no beds, unless the permit approves a living room as a bedroom. Treat the result as an estimate, not legal advice.
Yes. White-label puts your brand on the resident app, the web portal and your own domain. Tell us about your brand when you book a demo.
Residents' data will be hosted in a UAE cloud region, so it stays in the country.
Yes. This site does, and the product's Arabic interface, right to left, comes with the UAE launch.
Book a 30-minute demo, or register interest and we'll keep you posted.