Summary: Yes, you can usually short-let an Al Marjan Island apartment, but only with a holiday home permit from the Ras Al Khaimah Tourism Development Authority (RAKTDA), issued through holidayhomesrak.com. RAKTDA's own User Manual lists the fees: AED 100 to register, then a permit of AED 300 / 600 / 900 / 1,200 for 1 / 2 / 3 / 4+ bedrooms, plus AED 50 for classification. Each guest night also carries the Tourism Dirham (AED 10 Standard or AED 15 Luxury per occupied room per night) and a 7% Destination Fee. Before you apply, you need a NOC (no-objection certificate) for the unit. How many depends on how your community is structured: some have two NOCs (one from the building management confirming your service charges are paid up to date, then one from the developer), others only one, for example where the developer is also the community management. Each NOC has to be requested and paid for. A RAKTDA inspector then checks the unit, and the permit must be renewed every year, together with the NOCs. Upcoming branded residences on the island (projects still under construction) only allow short stays through the hotel's own rental programme. The bottom line: if guests pay to stay, the unit must be licensed.
Can you Airbnb an Al Marjan Island apartment?
In most buildings, yes. RAKTDA's Regulatory Policies and Procedures Guide says holiday homes "may be licensed throughout Ras Al Khaimah, including free Economic zones, and Real-Estate Communities" (section 2.1.3A). It lists an apartment in a residential or mixed-use building, a townhouse, a villa or a room within a unit as eligible (2.1.4).
Four conditions come with that:
- You need a RAKTDA permit for each unit before you take guests. Airbnb is just a sales channel. It doesn't matter whether you take short-term guests through Airbnb, Booking.com, VRBO or your own website: as long as you take in short-term guests, you need a permit.
- A RAKTDA inspector has to inspect the unit to confirm it meets the required standards, and it gets a Standard or Luxury classification.
- On Al Marjan Island you'll always need at least one NOC, because the island's buildings fall under developer or community management. Some communities need two (a building management NOC confirming service charges are paid, then the developer's NOC), others only one, for example where the developer is also the community management. RAKTDA's User Manual asks for the developer NOC "in case the unit fall under the developer area management".
- The permit must be renewed every year, and the NOCs must also be obtained every year. Each year you request and pay for fresh NOCs before renewing.
"Airbnb-ing" an apartment is not a separate legal category. In RAK the legal term is a holiday home, also known as a vacation rental, and the guest gets a licence to occupy, not a tenancy (Regulatory Policy 2.1.6). It is not a tenancy contract, and not a lease in the usual sense where the renter gains rights. It is basically like a hotel stay, but in holiday home accommodation: a hospitality booking. Guests can occupy the unit as long as the booking is paid and they respect the community rules.
Who issues a RAK holiday home permit?
RAKTDA issues it. You apply online at holidayhomesrak.com, the authority's holiday homes portal. RAKTDA announced updates to the system to make it "even easier for homeowners and operators to register, organise permits for and convert their units" (RAKTDA press release). The same portal handles inspection booking and Standard/Luxury classification.
RAKTDA's general contact for holiday homes is info@holidayhomesrak.com (Regulatory Policy).
Who can apply: owners, tenants or operators?
RAKTDA recognises three kinds of applicant:
| Applicant | What RAKTDA says | Key condition |
|---|---|---|
| Individual owner ("Operating Owner") | May run the unit themselves (Regulatory Policy 2.1.5) | Title deed in your name |
| Tenant ("Authorised Tenant") | May operate the unit as a holiday home | Municipality-attested tenancy agreement plus the owner's NOC (User Manual). Under the 2017 Regulatory Policy, the lease must allow subletting, and each authorised tenant may hold only one permit (2.2.1D) |
| Professional operator (company) | Manages units for owners | A trade licence with the "Holiday Home Rental" activity, an owner–operator agreement and a permit per unit |
Applicants must be 18 or over (portal terms).
Tenants follow the same rules as owners. A tenant who runs a holiday home also has to obtain the NOCs that apply to the building, pay for the permit, go through the RAKTDA inspection and everything else in this guide, including the annual renewal.
Non-resident owners, please read this. The 2017 Regulatory Policy allows a passport for non-resident owners, but the current online registration form marks the Emirates ID as mandatory. In practice, running a holiday home also needs someone in the country every day for guest messages, check-ins, check-outs, cleaning and maintenance. Someone living in the UAE holds a residence visa and so an Emirates ID. If you live overseas, the realistic route is to appoint a licensed professional operator who registers and runs the unit for you; otherwise check directly with RAKTDA before you furnish the unit.
What documents do you need for a RAK holiday home permit?
From RAKTDA's User Manual:
Individual owner
- Passport copy
- Emirates ID copy
- Title deed
- Recent utility bill (FEWA / EtihadWE)
- Developer NOC, if the unit falls under the developer's area management (assume yes on Al Marjan Island). In communities with a separate building management, the developer normally issues it only after the building management confirms service charges are paid (see the next section)
Tenant
- Everything above that applies to you, plus a tenancy agreement attested by RAK Municipality and a NOC from the owner to operate the unit as a holiday home.
Professional operator
- Passport and Emirates ID of the responsible manager
- Company trade licence
- Title deed of each unit
- Owner–operator agreement
- Utility bill
- The NOC or NOCs that apply to your community, for each unit (one or two, depending on the structure)
How do you apply, step by step?
- Check your building rules. Read your SPA (sale and purchase agreement) and the building or community rules, so you know whether independent short stays are allowed and what the NOCs involve.
- Find out how many NOCs your community needs. Some communities have two: first a NOC from the building management (the owners association or facility manager) confirming that your service charges are paid up to date, then the developer's NOC. Where the developer is also the community management, there may be only one. Each NOC is requested and paid for. Clear any service-charge arrears first.
- Get the developer's NOC (no-objection certificate) for using the unit as a holiday home. You request it and pay the developer's fee. In Pacific on Al Marjan Island, for example, Asteco is the building management and Select Group is the developer: Asteco gives its NOC to Select Group, and Select Group charges AED 500 for the NOC.
- Create an account on holidayhomesrak.com and pay the AED 100 registration fee.
- Add the unit, choose Standard or Luxury, and upload the developer NOC with the other documents (passport, Emirates ID, title deed, utility bill and, for tenants, the attested lease and owner's NOC).
- Wait for the document review. RAKTDA says this takes "no longer than 48 hours / 2 working days" (User Manual).
- Pass the RAKTDA inspection. A RAKTDA inspector visits the unit to confirm it meets the required standards for the classification you applied for (see the inspection section below).
- Pay through the link RAKTDA emails on approval, then download or print the permit. If an application is rejected, the email gives the reasons.
- Display the permit and the information board inside the unit, then start taking bookings.
- For every guest stay, issue an invoice that also collects the Tourism Dirham, charged per night (AED 10 Standard or AED 15 Luxury per occupied room), and the Destination Fee. Add VAT if you are VAT-registered; VAT does not apply to the Tourism Dirham or the Destination Fee. Each month, report to RAKTDA by the 3rd of the following month at the latest, and pay the Tourism Dirham and Destination Fee collected from guests by the 14th of the following month at the latest.
- Every year, renew the permit through the portal before it expires, together with fresh NOCs (requested and paid for again).
The portal dashboard also handles renewals, grade changes, re-inspections and cancellation. A permit can only be cancelled once no fines are outstanding.
How much does a RAK holiday home permit cost?
RAKTDA fees (the permit is renewed every year)
| Item | Fee | Official source |
|---|---|---|
| Portal registration (account) | AED 100 | RAKTDA User Manual |
| Unit permit, 1 bedroom | AED 300 | RAKTDA User Manual |
| Unit permit, 2 bedrooms | AED 600 | RAKTDA User Manual |
| Unit permit, 3 bedrooms | AED 900 | RAKTDA User Manual |
| Unit permit, 4+ bedrooms | AED 1,200 | RAKTDA User Manual |
| Classification (Standard or Luxury) | AED 50 | RAKTDA User Manual |
| Activity fee, professional operators | AED 1,000 | Regulatory Policy, Table 5 (2017). Confirm the current figure with RAKTDA |
| NOCs (one or two, depending on the community) | Set by the building management and/or developer | Not RAKTDA fees. Each NOC must be requested and paid for, at first registration and again at every annual renewal. In Pacific, for example, Select Group charges AED 500 for its NOC. Ask the fees before you apply |
These figures come from RAKTDA's own User Manual PDF on the holiday homes portal.
Validity and renewal: the permit is valid for one year and must be renewed every year through the portal dashboard, together with the NOCs, which you request and pay for again. Diarise the expiry date printed on your permit. The portal terms say fees aren't refunded once a permit is issued.
What do the Tourism Dirham and Destination Fee add to each booking?
These charges are paid by the guest and passed on by you each month. They are separate from the permit fee.
| Charge | Rate | Rule |
|---|---|---|
| Tourism Dirham | AED 10 per occupied room per night (Standard holiday home) or AED 15 (Luxury holiday home) | Emiri Decree No. 20 of 2015, Schedule 1. Show it as a separate "Tourism Dirham" line on the invoice (RAKTDA guidelines) |
| Destination Fee | 7% of sales | RAK Law No. 3 of 2021, which names holiday homes. Shown prices must include it, and the invoice must show it as a line item (RAKTDA Circular No. 6 of 2021) |
| VAT | 5%, if you are VAT-registered | Not a RAKTDA charge. Ask your tax adviser |
A few details catch people out:
- Some articles quote a flat "AED 15 per unit per night". That's the Luxury rate. Standard is AED 10. The decree counts rooms, defined as "any hospitality establishment room that includes a bed or more". RAKTDA's User Manual words it as "each occupied unit per night", so ask RAKTDA how your unit will be assessed.
- The Destination Fee is levied only on the services you charge for, for example the room revenue, any cleaning service or any other service.
- Complimentary and "stay 3, pay 2" nights still attract the Tourism Dirham (RAKTDA guidelines).
- Paying late is expensive. Under the decree, repeat fines double up to AED 20,000, and both regimes allow the unit to be closed.
Platform fees come on top. Since October 2026 Airbnb charges most hosts a single 15.5% host-only service fee in place of the old guest/host split (Airbnb resource page; Airbnb Help). If you didn't reprice, a listing at 100 now pays you 84.50. A follow-up post will look at how RAK hosts can reprice for it.
What does the inspection check (Standard vs Luxury)?
Every unit is inspected by a RAKTDA inspector before the permit is issued, to confirm it meets the required standards for its grade. A unit that fails can request a re-inspection through the dashboard (User Manual), and RAKTDA also makes random inspections of licensed units (Regulatory Policy 2.2.4B). RAKTDA's classification guide (Guide to the Policies, Standards and Licensing Requirements for Holiday Homes in RAK, 2nd edition, 2021) sets the criteria:
- Every unit:
- Wi-Fi
- a telephone for local calls
- a fire alarm
- a first-aid kit and fire-fighting tools
- a contact person available 24/7
- a visitor guide
- the permit and classification certificate on display
- Information board inside the unit: address, classification, permit number, licensee contact details and the RAKTDA number.
- Minimum room sizes:
- Standard: 12 sqm per bedroom, 17 sqm for a studio
- Luxury: 15 sqm per bedroom, 20 sqm for a studio
- Luxury adds finish standards: wood or tiled floors with a quality rug, luxury-grade furniture and wall decoration.
The inspection checks a list, but guest reviews depend on the interior too. Guests on Al Marjan Island compare holiday homes with the resort hotels nearby, so layout, bedding, blackout curtains and a well-equipped kitchen matter.
What goes wrong (common problems)
- Service-charge arrears block the NOCs. Clear them first: where there are two NOCs, the developer NOC waits on the building management NOC.
- Forgetting the annual renewal. The permit and the NOCs run for one year; request and pay for the new NOCs early.
- No Emirates ID, no one on the ground. Overseas owners should appoint a licensed operator or check with RAKTDA.
- Late monthly reporting or payment. Report by the 3rd and pay the Tourism Dirham and Destination Fee by the 14th; late fines escalate.
- A party in the unit, which risks permit cancellation and a six-month ban.
FAQ
Is Airbnb legal in Ras Al Khaimah?
Yes, provided the unit holds a valid RAKTDA holiday home permit. Airbnb is only the booking channel. The permit, a RAKTDA inspection, annual renewal and monthly payment of the Tourism Dirham and Destination Fee are what make it legal.
How much is a holiday home permit in RAK?
AED 300 for 1 bedroom, AED 600 for 2, AED 900 for 3 and AED 1,200 for 4 or more, renewed every year. On top of that you pay AED 100 to register on holidayhomesrak.com and AED 50 for Standard or Luxury classification (RAKTDA User Manual).
Can a tenant run a holiday home in RAK?
Yes. The tenant needs a tenancy agreement attested by RAK Municipality and a NOC from the owner. Under RAKTDA's 2017 policy, the lease must allow subletting and each authorised tenant may hold only one permit. The same rules apply as for an owner: the tenant also has to obtain the NOCs, pay for the permit and go through the inspection.
How long does RAKTDA approval take?
RAKTDA reviews documents within 48 hours / 2 working days, then a RAKTDA inspector inspects the unit. On Al Marjan Island, getting the NOCs usually takes longer than RAKTDA's own steps.
Which NOCs do I need for a holiday home on Al Marjan Island?
It depends on how the community is structured. Some communities have two NOCs, others only one. In Pacific, for example, Asteco is the building management and Select Group is the developer: Asteco confirms your service charges are paid and gives its NOC to Select Group, which charges AED 500 for the developer NOC. Where the developer is also the community management, it may be only one NOC. Each NOC has to be requested and paid for. You upload the developer NOC with your other documents on the RAKTDA holiday homes portal to receive the permit.
How often do I renew a RAK holiday home permit?
Every year. The permit is valid for one year and is renewed through the holidayhomesrak.com dashboard, together with the NOCs, which you request and pay for again.
What is the Tourism Dirham for RAK holiday homes?
AED 10 per occupied room per night for a Standard holiday home and AED 15 for a Luxury one (Emiri Decree No. 20 of 2015). It is shown as a separate invoice line and paid to RAKTDA monthly.
Is there a Destination Fee on RAK holiday homes?
Yes, 7% of sales under RAK Law No. 3 of 2021. Displayed prices must include it, and it must appear as a line item on the invoice.
Can my building stop me from short-letting?
RAKTDA policy says community rules that ban holiday home licensing "lack legality and recognition". In practice, you still need the developer's NOC, and in upcoming branded residences short stays are only available through the hotel's own rental programme under the sale contract. Check your SPA before you buy.
Do I have to show my permit number on Airbnb in RAK?
RAKTDA's published documents require the permit number on a board inside the unit and the operator's trade name in ads. No published RAK rule requires the number on listings, unlike Abu Dhabi, where it has been mandatory since 1 January 2026. Showing it anyway is good practice.
Sources
All sources checked 29 October 2026 (Asia/Dubai). Official sources only.
RAKTDA (Ras Al Khaimah)
- RAK Holiday Homes portal
- RAKTDA Holiday Homes User Manual: fees, documents, 48-hour review, monthly payment by the 14th
- RAKTDA Regulatory Policies and Procedures Guide (2017): sections 2.1.3–2.2.4, 3.1.1, Table 5
- Holiday Home Classification guide, apartments, villas and farms (2nd edition, 2021)
- Holiday Home Undertaking 2023
- Tourism Dirham pack: Emiri Decree No. 20 of 2015 and RAKTDA key guidelines
- Destination Fee pack: RAK Law No. 3 of 2021 and RAKTDA Circular No. 6 of 2021
- RAKTDA e-services
- RAKTDA press release on the holiday homes system updates
Abu Dhabi
Platforms
This post is general information, not legal advice. Rules change, so check with RAKTDA before you rely on any figure.