Solutions · Living
Living.
Hands-off property management.
Holiday home and long-term rental management built on Budapest operating experience and a Dubai presence — pricing, guests, cleaning, maintenance and reporting handled by one team, so you own the asset and we run it.
Who runs your property
We do not only sell.
We operate.
Heaven Livings was formed through the fusion of Heaven Properties and Budapest Livings — international real estate expertise combined with deep local experience in Budapest’s short-term rental market. With offices in Budapest and Dubai, the team works every day to keep owners’ properties performing while giving them complete peace of mind.
Our mission is security, transparency and strong financial performance — for investment properties and for premium short-term rentals designed around outstanding guest experiences.
Where we operate
Budapest
Office · operating today
Dubai
Office · operating today
Thailand
Planned 2027
Miami
Planned 2027
One ecosystem, four business lines
HEAVEN. Properties
International property advisory — we analyse, filter and guide you from the first decision to handover.
HEAVEN. Consulting
Company formation, banking, Emirates ID, visas, Golden Visa, wills and legal representation.
HEAVEN. Livings
Full-service, 360° holiday home management — the operating arm of the group.
HEAVEN. Motion
Our own in-house lead generation unit.
Dubai holiday home management
from first contract to first guest.
Ten steps take an empty apartment to a licensed, furnished, fully listed holiday home — and from there we run it every day.
01 — Onboarding
How working with us looks
step by step.
- 01
Contract & management agreement
A transparent agreement that sets out responsibilities, revenue structure and the scope of service.
- 02
Power of Attorney
Where required, a POA lets our team represent you for operational, compliance and permitting matters.
- 03
Property assessment & strategy
We evaluate location, layout and target market to define pricing strategy, positioning and expected revenue.
- 04
Furnishing & styling (optional)
Full furnishing aligned with short-term rental standards — durable, comfortable and appealing to guests.
- 05
Airbnb & holiday home compliance
DTCM-compliant items, safety equipment, required guest amenities, small décor touches and smart lock installation.
- 06
Utility connections & setup
We coordinate the connection and activation of electricity, water, gas and internet.
- 07
Holiday Home Permit
We manage the full application for the Dubai short-term rental licence needed to operate legally.
- 08
Photography & content
High-end photography and compelling descriptions to maximise visibility and booking conversion.
- 09
Listing & multi-platform integration
Your profile is created and optimised on Airbnb and other channels, with dynamic pricing and channel management tools.
- 10
Calendar activation & go live
Once compliant and optimised, the calendar opens and the property is ready to welcome guests.
02 — Setup costs
Onboarding costs
one-off, in AED.
Two ways to start: a fully furnished unit with holiday home setup, or holiday home setup only if the apartment is already furnished.
CAPEX
Full furnishing + holiday home setup
- Studio
- approx. AED 40,000
- 1 bedroom
- approx. AED 50,000
- 2 bedroom
- approx. AED 60,000
Furnishing figures are added to the holiday home setup fee below.
- Furniture
- Small appliances & essentials
- Lighting
- Curtains
- Interior design
- Linens & towels
- Décor
- Installation & setup
For furnished units
Holiday home setup only
- Studio
- AED 6,000
- 1 bedroom
- AED 8,000
- 2 bedroom
- AED 9,000
Setup includes:
- Smart lock system
- Linen fee
- DTCM items
- Unit permit
- Photoshoot
- Deep cleaning
- Decor
- Setup fee
The smart lock software, linen fee and unit permit are renewed annually. The prices above are estimates, are subject to change and do not constitute an official quote.
03 — Monthly service
Full-service management.
Maximum peace of mind.
Our partnership does not end at launch — it begins there. The monthly service keeps the property performing while you enjoy a completely hands-off ownership experience.
Guest management
- 24/7 guest communication
- Booking confirmations and pre-arrival coordination
- Check-in and check-out management
- In-stay support
- Review management and reputation building
Revenue management
- Dynamic pricing strategy
- Seasonal and event-based rate adjustments
- Occupancy optimisation
- Monthly performance analysis
Listings & platforms
- Continuous listing optimisation
- Multi-platform distribution
- Content updates and performance tracking
- Review response strategy
Cleaning & housekeeping
- Professional cleaning coordinated after every stay
- Linen and laundry management
- Quality control inspections
- Restocking of guest amenities
Maintenance & upkeep
- Ongoing technical inspections
- Preventative maintenance coordination
- Rapid issue resolution
- Vendor and contractor management
Owner reporting
- Monthly financial reports
- Revenue breakdown and expense overview
- Performance insights and optimisation recommendations
Management fee
20%
gross
Full-service management at a gross 20% fee, covering all operational coordination, guest services, revenue management and day-to-day property oversight.
Maximise your returns. Protect your asset. Deliver exceptional guest experiences.
04 — Why short-term
Advantages of short-term
rentals in Dubai.
Compared with a long-term lease, a professionally run holiday home offers owners more income, more flexibility and closer oversight.
01
Higher income potential
Short-term rentals can generate significantly higher annual returns than long-term leases, particularly in prime locations such as Downtown, Dubai Marina and Palm Jumeirah.
02
Dynamic pricing
Nightly rates are adjusted frequently for demand, seasonality and occupancy, so the property keeps optimising for maximum revenue.
03
No rental cap
Long-term rents in Dubai follow the RERA rental index, which limits annual increases (typically around 5%). Short-term rates are not restricted and move with the market.
04
Greater liquidity when selling
A holiday home can be sold vacant at any time, widening the buyer pool — many buyers prefer vacant units for personal use or flexibility.
05
Owner flexibility
Block dates and use the property whenever you like, without waiting for a lease to expire.
06
Frequent oversight
With regular guest turnover the property is inspected at every cleaning, so maintenance issues are found and fixed quickly.
07
Better upkeep
Professional cleaning between stays keeps the property in better condition than long-term rentals, where problems can go unnoticed for long periods.
08
Lower tenant risk
Guests usually pay upfront through booking platforms, reducing the risk of late payments or tenant disputes.
Budapest operations
where the know-how was built.
Heaven Livings started in Budapest under the BudapestLivings brand. The short- and long-term management experience gathered there is now built into the HEAVEN. system.
05 — Track record
In two years, one of the largest short-term
rental portfolios — Budapest to Dubai.
107
apartments managed today
84
owners across 84 locations
4.82
average guest rating
4,800+
guest reviews
Airbnb Superhost status since the beginning.
Growth story
Apr 2024
Started with 1 apartment
End of 2024
Closed the year with 24 apartments
End of 2025
Closed the year with 94 apartments
2026 — now
Managing 107 apartments
In 2025, 21 apartments dropped out because of the District VI ban — and were rebuilt in about two months.
The current 107 apartments belong to 84 different owners in 84 different locations — strong operating flexibility rather than exposure to one large partner. We believe quality service is still in demand, and what we deliver to 84 owners we can deliver to a single owner in a single building.
06 — Operations
Operating backbone
behind every apartment.
23
people in the Budapest and Dubai team
3 h
maintenance response time
2
offices — Budapest and Dubai — in prime districts
- Hotel-quality linen laundry, run in-house
- Nationwide maintenance service
- Revenue management and dynamic pricing in-house
07 — Services
Full-service operation,
transparent owner model.
Hotel-level operation with clear owner reporting and transparent settlement.
Apartment management
- Airbnb profile and listing optimisation
- In-house revenue management and dynamic pricing
- Cleaning, laundry and quality control
- Owner reporting and transparent settlement
- Professional property photography
- Textile and linen sourcing
Guest management
- 24/7 guest communication
- Maintenance and troubleshooting
- Online presence and booking management
- Dedicated point of contact for every owner
Hotel operations
- In-house laundry
- Housekeeping
- NTAK data reporting
- Invoicing
- Ongoing maintenance
- Listing management on all platforms
Complex property management
- Custom interior design planning
- Furniture and décor sourcing
- Full fit-out and project management
FAQ
Property management questions.
How much does full-service management cost in Dubai?+
Full-service management is offered at a gross 20% management fee. It covers operational coordination, guest services, revenue management and day-to-day oversight. One-off onboarding costs such as furnishing and holiday home setup are separate.
What do I need to rent out my Dubai apartment short-term?+
A Holiday Home Permit (Dubai short-term rental licence), DTCM-compliant items, safety equipment and the required guest amenities. We manage the whole application and, where required, act under a Power of Attorney.
How much does furnishing and setup cost?+
As an estimate, full furnishing is approximately AED 40,000 for a studio, 50,000 for a one-bedroom and 60,000 for a two-bedroom, plus a holiday home setup fee of AED 6,000, 8,000 and 9,000. If the unit is already furnished, only the setup fee applies. These are estimates, not an official quote.
Why short-term instead of long-term rental in Dubai?+
Short-term rentals can earn significantly higher annual returns, are not subject to the RERA rental index cap of around 5%, let you use or sell the property more flexibly, and reduce tenant-payment risk because guests pay upfront.
Do you also manage apartments in Budapest?+
Yes. Heaven Livings started in Budapest and currently manages 107 apartments for 84 owners, with 24/7 guest communication, in-house laundry and a 3-hour maintenance response time.
Will I see how my property performs?+
Yes. Owners receive monthly financial reports with a revenue breakdown, an expense overview and performance insights with optimisation recommendations.
Tell us about your property.
Share the location and unit type and we will come back with a tailored management proposal — in Dubai or Budapest.
Request a management offer