How much does an AMC cost in Dubai? 2026 prices

What an AMC costs in Dubai in 2026

There is no official price list for annual maintenance contracts. The useful evidence is what providers publish, and it varies widely because the plans behind the prices cover different work.

• Entry-level plans published by Dubai providers start from about AED 1,200 to AED 2,750 a year. Several of these pages do not say which property size the price is for.
• One provider’s VAT-inclusive apartment plans run from AED 1,499 to AED 3,999 a year, with villa plans from AED 2,999.
• A provider’s cost guide puts studio and one-bedroom apartments at about AED 1,500 to AED 3,000 a year, two- and three-bedroom apartments at about AED 2,500 to AED 5,000, and three- to five-bedroom villas at about AED 6,000 to AED 12,000.
• A home-services marketplace quotes AED 3,000 to AED 6,000 a year for apartments and villas.

OMEGA’s 2026 AMC prices

OMEGA prices its three plans by property type and bedroom count. Every price in the table is per year and includes 5% VAT. All three plans include planned AC, electrical and plumbing maintenance, response within 24 hours to a covered fault, free labour for covered maintenance and repairs, and a service record after every visit.

The plans differ in visits and call-outs. Core includes 2 planned maintenance visits and 4 free emergency call-outs a year. Core Plus includes 3 visits and 6 call-outs. Perform includes 4 visits and unlimited free emergency call-outs. Parts and consumables are quoted separately. The property, equipment and visit programme are confirmed before a plan starts, and homes larger than those listed are priced after a property review.

Read market prices with care

Most published figures are starting prices. Many do not say whether 5% VAT is included, and the plans behind them differ in visits, call-outs, response promises and parts. Treat them as a rough range, not a price for your home.

A provider’s price guide is also written by someone selling contracts. Use it to understand the spread, then ask for a written quote based on your own equipment.

Market figures in this guide come from provider websites (European Technical, mplus, WeFix, GeeM and ServiceMarket), checked on 23 October 2026. Prices change; check each provider’s current offer.

What drives the price

Bedroom count sets the starting point. The real cost follows the equipment in the home and the level of service you choose.

• Property type and size. A villa usually has more equipment, outdoor units and pipework than an apartment with the same number of bedrooms.
• Number, type and age of AC units. Ducted systems, older units and repeat faults take more time at each visit.
• Planned visits a year. More visits mean more servicing time in the contract.
• Emergency call-out allowance. More free call-outs, or unlimited ones, cost more up front.
• Response commitment. Faster or round-the-clock response usually costs more, so check exactly what the promise covers.
• Parts policy. A plan that includes parts has to allow for them in its price, so read which parts and up to what value. A plan that quotes parts separately shows each cost when it arises.
• Add-ons. Pool, garden, water tank, pest control, AC coil and duct cleaning are usually priced on top.
• Access and community rules. Permits, working-hour limits and equipment owned by the building affect what a provider can include.

Add-ons that change the annual total

Specialist care is priced separately from the core plan. OMEGA delivers these services in-house and confirms each one by survey before it joins a contract. Guide prices include VAT.

• Private pool care for villas: from AED 6,495 a year, with weekly visits.
• Garden and irrigation for villas: from AED 6,495 a year, with twice-weekly visits. Plants and parts are charged at cost.
• Water tank cleaning for villas: from AED 1,695 a year, twice a year.
• Pest control for apartments and villas: from AED 1,095 a year, quarterly.
• AC coil deep clean: from AED 495 per unit a year, for a minimum of two units.
• AC duct cleaning: from AED 595 per ducted unit, once a year, with the scope measured on site.

How to compare AMC quotes like-for-like

Put every quote against the same equipment list, then check the same points in writing.

• Planned visits: how many a year, and which tasks each visit includes.
• Emergency call-outs: how many are free, and what counts as an emergency.
• Labour: free for covered repairs, or only during planned visits.
• Parts and consumables: included, discounted or quoted separately, and whether you approve the cost first.
• Response and completion: a response time is not a repair time. Ask how parts delays and follow-up are handled.
• Exclusions: which systems, equipment and types of work sit outside the contract.
• VAT: whether the price includes 5% VAT. Add it to any price that excludes it before you compare.
• Records: what you receive after each visit.

Why the cheapest quote is not always the cheapest year

The contract fee is only part of what a year costs. Add the parts, extra work, call-outs beyond the allowance and specialist services each contract leaves out. A lower fee with fewer visits, a tight call-out limit or vague parts wording can cost more once things go wrong.

The reverse can also be true. If your home has little equipment and few faults, a basic plan may be all you need. Price the options against the same list, and use your own invoices from the last year rather than a provider’s savings claim.

OMEGA does not compete on the lowest headline price. It publishes its prices with VAT, separates response from repair and gives you a service record after every visit, so you can see what the year delivered.

What an AMC usually leaves out

Read the exclusions before you compare prices. These are common across the market.

• Parts and consumables, unless the contract clearly includes them. With OMEGA they are quoted separately.
• Major repairs and renovation. OMEGA plans do not include them automatically.
• Structural defects and cosmetic work, such as repainting or replacing finishes, unless agreed separately.
• Appliances and equipment outside the systems the plan covers. OMEGA plans cover AC, electrical and plumbing.
• Specialist systems such as pools, irrigation, gates and water tanks, which are scoped and priced individually.
• Shared building equipment, such as central cooling plant, risers and common-area systems, which falls under the building’s own maintenance.

Check who already owes the repair

Before you buy, make sure you are not paying for work someone else must do. For jointly owned property, including apartments and community villas and townhouses, Article 40 of Dubai Law No. 6 of 2019 keeps the developer liable for one year from handover for defective installations such as mechanical, electrical and sanitary works, and for ten years from the completion certificate for structural defects.

If the home is let, Dubai’s tenancy law makes the landlord responsible for maintenance and for repairing defects that affect the tenant’s use, unless the parties agree otherwise. At OMEGA, any additional work is scoped and priced for your approval before it starts, and the signed contract sets out coverage and exclusions.