Aman Dubai Service Charges: What Each Home Would Pay, and Who Sets the Final Figure

Aman Dubai service charges have no approved figure yet. The developer’s documents give an expected service charge of “75 to 85”, but they print no unit. If the figure is AED per sq ft per year, as is Dubai convention, a two-bedroom would pay about AED 250,000 to 283,000 a year. A five-bedroom would pay about AED 666,000 to 766,000. Those sums follow the way the Dubai Land Department (DLD) bills terraces. Meanwhile, no Aman entry appears on the DLD Service Charge Index as pulled on 1 September 2026.

At a glance

• The developer’s figure: “75 to 85”, with no unit printed in the developer’s documents.
• How Dubai bills terraces: the full rate on the internal area, and a quarter of the rate on the balcony or terrace, per DLD’s rule for invoices issued after 2019.
• Who sets the final figure: an annual budget, approved first by a certified audit firm and then by RERA, under Dubai Law No. 6 of 2019.
• What neighbours pay: 38.56 to 118.30 per sq ft a year on the index for 2025 and 2026.
• What sits outside: butler, chef, housekeeping, in-residence dining and the Aman Club fee.

For context, Aman Residences Dubai has 32 sales on the register at a median of AED 13,450 per sq ft, with handover in early 2030, per the developer’s documents. Aman Residences Dubai Price sets out those sales. The project is by Aman Group, in partnership with H&H, per H&H’s April 2026 release.

Aman Dubai service charges by home type

How Dubai counts a terrace

A quick sum multiplies the full size of the home by the rate. However, that is not how Dubai bills a terrace. DLD’s own Service Charge Index page says that for invoices issued after 2019, “balcony area calculation is at rate 0.25% of suit area”. In practice, owners pay the full rate on the internal area. Then they pay a quarter of the rate on the balcony or terrace.

Every Aman plan prints both areas in its area box. For example, the two-bedroom plan shows 3,164 sq ft inside and a 660 sq ft terrace. So the billed area is 3,164 plus a quarter of 660. That makes 3,329 sq ft, not 3,824.

The apartments, home by home

The table below assumes the 75 to 85 is AED per sq ft per year, as is Dubai convention. The developer’s documents print no unit.

Home type	Inside + terrace, per the plan (sq ft)	Billed area (sq ft)	Yearly charge at AED 75 per sq ft	Yearly charge at AED 85 per sq ft	Yearly charge on full size, 75 to 85
Two-bedroom	3,164 + 660	3,329	AED 249,675	AED 282,965	AED 286,800 to 325,040
Three-bedroom	5,280 + 664	5,446	AED 408,450	AED 462,910	AED 445,800 to 505,240
Four-bedroom, floors 21 and 23	7,129 + 1,343	7,464.75	AED 559,856	AED 634,504	AED 635,475 to 720,205
Four-bedroom, floors 25, 27 and 29	7,254 + 1,343	7,589.75	AED 569,231	AED 645,129	AED 645,075 to 731,085
Five-bedroom, floors 20 and 22	8,545 + 1,340	8,880	AED 666,000	AED 754,800	AED 741,300 to 840,140
Five-bedroom, floors 24, 26 and 28	8,681 + 1,340	9,016	AED 676,200	AED 766,360	AED 751,575 to 851,785

As a result, the terrace rule lowers the yearly sum by 8% to 13%, depending on the type. Among the apartments, the two-bedroom gains most, because its terrace is the largest share of the home. The unit register agrees with the plans: it lists the same internal and balcony areas for every apartment, to within a few sq ft.

The penthouse and the villas

H&H has not published a penthouse or villa plan. Even so, the unit register lists a balcony area for both. The penthouse measures 31,201 sq ft in total, and the register gives it 12,507 sq ft of balcony. So its billed area comes to about 21,821 sq ft. If the figure is AED per sq ft per year, that is AED 1,636,541 to 1,854,747 a year. On the full size, by contrast, it would be AED 2,340,075 to 2,652,085.

In other words, the terrace rule matters most for the penthouse. It lowers the sum by about 30%, because about two fifths of the home sits outside.

The four villas measure 35,841 to 36,629 sq ft on the register, against 35,000 sq ft in the developer’s documents. The register gives each villa 9,086 to 9,544 sq ft of balcony. On that basis, and if the figure is AED per sq ft per year, a villa would pay AED 2,177,008 to 2,505,101 a year. Using the full register size instead, the sum is AED 2,688,075 to 3,113,465. Using the developer’s 35,000 sq ft, it is AED 2,625,000 to 2,975,000.

What the plans and the register do not settle

Three points stay open. First, the developer’s documents do not say which area the 75 to 85 applies to. Second, every terrace holds a private pool, and no public source says how a pool on a terrace is measured. Third, it is not clear whether a villa’s outdoor area counts as balcony. All three go on the question list at the end.

Want these sums run on the exact home you are looking at, with its plan and register areas? Send me the type and the floor, and I will work it through with you. Request a private consultation.

Who sets the final figure

The rules sit in Dubai Law No. 6 of 2019 on jointly owned property. Each point below comes from the law as published on the Dubai Legislation Portal.

Your share follows your registered area

Under Article 25, each owner pays a share based on the area of the home “as recorded in the Real Property Register”. The method is one that the DLD Director General approves. In addition, the developer pays the share on any home it has not sold.

Nothing is charged until RERA approves it

Under Article 27(a), a management entity cannot charge owners without RERA’s approval. Article 27(b) then adds a second check. RERA may not approve the budget until a certified audit firm recognised by RERA has approved it first. Meanwhile, Article 27(c) lets RERA approve a temporary budget.

So the developer’s 75 to 85, with no unit printed, is a guide, not a charge. The real figure is the approved budget, and it can sit above or below the guide.

Where the money goes

Article 30 requires a separate service charge account at a bank that RERA recognises. It also lists what that money may pay for:

• cleaning, security and safety of the common parts
• operation, maintenance, repair and improvement of the common parts
• the building’s insurance
• audit fees and the management company’s fee
• a cash reserve for emergencies and for replacing equipment, held in its own account

The index shows the same split. Each building’s rate is a general fund plus a reserve fund.

In practice, owners pay through Mollak, the online system that DLD and RERA run for jointly owned buildings. According to its own pages, Mollak monitors service charge payments, works through escrow-style accounts, and lets owners check the rate RERA approved.

You cannot hold back payment

Article 28 says an owner may not refuse to pay an approved charge. Under Article 32, the management entity also holds a lien on the home. Until the charges are paid, the home cannot be sold.

Defects stay with the developer for a period

Article 40 keeps the developer liable for defects in the structural parts for ten years from the completion certificate. It also keeps the developer liable for defective installations, such as mechanical, electrical and plumbing work, for one year from handover. So in those early years, those repairs fall to the developer, not to the service charge. That point goes on the question list too.

Who runs the building matters

Article 18 sorts buildings into three groups for management:

1. Major projects. The developer manages, and RERA picks an owners committee from resident owners.
2. Hotel projects. A hotel management company recognised by RERA runs the common parts. Any owners committee “will not be authorised to participate in the management”.
3. All other projects. A management company that RERA selects runs the building.

Neither H&H nor Aman has published which group Aman Residences Dubai falls into. For an owner, though, the answer decides who runs the budget and how much say owners get. For that reason, it sits on the question list. H&H Development Dubai explains the companies behind the project.

What the neighbours pay on the public index

The buildings with an approved figure

These are approved budgets, not guidance. Each figure is AED per sq ft per year for the residential use, as the index showed it in the 1 September 2026 pull.

Building	Year	Rate (AED per sq ft per year)	General fund	Reserve fund	Managed by
Bulgari Residences, Jumeirah Bay	2026	54.03	49.27	4.76	DH Community Management L.L.C
Mr. C Residences Jumeirah	2026	54.73	53.40	1.33	Alta Owner Association Services L.L.C
Eden House The Canal	2025	38.56	35.37	3.19	Eden Estate Management L.L.C
Four Seasons Private Residences Dubai at Jumeirah, Residences	2026	115.61	106.15	9.46	H & H Development L.L.C

H&H’s own building on the canal

Four Seasons Private Residences Dubai at Jumeirah appears on the index as Private Residences Dubai. H & H Development L.L.C manages it, and it sits on the canal, not the beach. Its rates vary by home type:

• Townhouses: 111.56
• Residences: 115.61
• Residence with elevator: 116.56
• Penthouse: 117.00
• Residences with pool and elevator: 118.30

Each of those rows also lists additional charges of AED 11,092 to 11,104, separate from the per sq ft rate. In addition, a Drivers Room category carries a rate of 42.82. Mr. C and Eden House also list additional charges outside their rates, of 2,394.41 and 390.82.

The rest of the coast has no entry yet

Of the seven beachfront branded schemes on this coast, only Bulgari Residences has a residential entry. By contrast, Aman, Rosewood, Bulgari Lighthouse, Asora Bay, Jumeirah Living Marsa Al Arab and the Marsa Al Arab penthouses had no entry as of the 1 September 2026 pull.

What the range means for a buyer

Dubai branded residence service charges on this stretch of coast run from 54.03 at Bulgari Residences to 118.30 at Four Seasons Private Residences Dubai for 2026. Eden House The Canal, which carries no hotel brand, sits lower at 38.56 for 2025. So the range is wide. These rows show what neighbours pay today, but they are not a forecast for Aman. Jumeirah Beachfront Branded Residences compares the schemes. In turn, Bulgari Residences Dubai Prices shows what the one finished beachfront building with a charge on the index costs to run.

What the charge pays for, what it does not, and the other yearly costs

What the developer lists for residents

The developer’s documents list these as inclusions:

• a residence management team
• 24-hour concierge, doorman, valet and security
• a pool lifeguard
• 24-hour on-property maintenance support
• post and package services

The documents also list residents-only spaces. Among them are a private lobby and lounge, a 50-metre outdoor pool with a separate family pool, and a 100 sq m fitness studio.

What costs extra

The developer’s documents list these as “available, subject to a surcharge”:

• butler, housekeeper and chef
• housekeeping, with turndown, cleaning and laundry
• in-residence dining
• special event planning and catering
• in-residence spa treatments
• personal training and childcare
• maintenance and repairs while you are away
• vendor coordination, a personal shopper and pet walking

The club sits outside

Owners receive priority nomination to join Aman Club. The Dubai fee is USD 200,000 to join, then USD 20,000 a year, confirmed by Aman Dubai in September 2026. That is about AED 734,500 and AED 73,450. It sits outside any published charge. Aman Club Dubai explains what membership gives.

Other yearly costs to plan for

• Cooling, electricity and water. In 2018, Gulf News reported that RERA’s per sq ft service fee figures left out district cooling and electricity. Those made up 45 to 65 per cent of total fees. How cooling is billed at Aman is not published.
• Master-community charge. Under Article 26, a master developer may also collect a usage charge for shared community areas. For example, La Mer, on the same coast, carries one of 0.29 per sq ft on the index for 2026. Whether Dubai Peninsula will carry one is not published. Dubai Peninsula, Jumeirah shows what H&H says the wider masterplan holds.
• Parking and staff rooms. At Four Seasons Private Residences Dubai, the index rates a drivers’ room on its own. Whether Aman does the same is not published.
• The housing fee. Dubai Municipality’s housing fee applies to owned homes as well as leased ones. DEWA collects it on the utility bill.
• Contents insurance. The building’s insurance comes out of the service charge account under Article 30. Insuring your own furniture and art is a separate matter.

Adding it up

For a lifestyle buyer, the true yearly spend is the charge, plus cooling and utilities, plus the services you use, plus the club if you join. For a comparison buyer, on the other hand, the first step is to check whether a neighbour’s rate carries cooling. Only then compare it with Aman’s figure. Is Aman Dubai Worth It? sets the running cost beside the price. Similarly, the Six Senses handover checklist shows how owners budget for the charge once keys arrive.

What is published elsewhere, and what is not

The Aman cities checked have no published charge

Buyers often ask what Aman owners pay in New York, London or Tokyo. This page checked five buildings: Aman New York, One Hyde Park in London, Aman Residences Tokyo, Aman Miami Beach and Aman Nai Lert Bangkok. None has a current per sq ft charge in established news. Figures do circulate, but they come from sales listings, broker pages, social media or old press items. That holds for Aman New York common charges too. The building’s offering plan, filed in New York, would carry its budget, but this page could not find a public copy online.

A listing figure is the seller’s number, not an approved budget. So if a figure from another city comes up in a sales call, ask for the source. Aman Residences Prices Worldwide shows what the public data does say about Aman homes in other cities.

The risk Savills names

The research does point to one risk. Agents quoted in Savills’ Branded Residences 2025/2026 report put service charges at the top of buyers’ concerns. The same report notes that amenities shared with hotel guests can make the split of service charges less clear. Aman Residences Dubai sits beside the Aman Dubai hotel. Therefore, the split between hotel and homes is the question to ask first.

Nine questions to put to H&H in writing

Ask for written answers before you sign. A spoken answer gives you nothing to rely on later.

1. The unit and the area: Is the 75 to 85 in AED per sq ft per year? Does it apply to the full size, or to the internal area plus a quarter of the terrace?
2. The assumptions: Which costs does the 75 to 85 assume, does it carry VAT, and when was it prepared?
3. The split with the hotel: How do the hotel and the residences share estate costs? Does any hotel or club cost sit inside the charge?
4. Who manages: Under Article 18 of Law No. 6 of 2019, which group do the residences fall into? Which company is the management entity, and do owners get a committee?
5. The areas on the Oqood: What internal area and terrace area will the Oqood and title deed show? How is the pool measured, and does a villa’s outdoor area count as balcony?
6. The first years: Is a temporary budget planned at handover? What does the developer pay on unsold homes? And how are repairs handled while the developer’s liability under Article 40 still runs?
7. Cooling: Is cooling billed inside the charge or separately, and by whom?
8. The master community: Will Dubai Peninsula carry a usage charge, and at what rate?
9. Parking and staff rooms: Do parking bays, drivers’ rooms or staff rooms carry their own charge?

Before you send them, Aman Residences Dubai Floor Plans shows where each plan prints its areas.

Before you sign: your first-year budget

Your first-year budget, home by home

Use this table as a starting sheet. The low figure bills the terrace at a quarter, at 75. By contrast, the high figure charges the full size, at 85. Both assume the figure is AED per sq ft per year, as is Dubai convention.

Home type	Yearly service charge, low (AED)	Yearly service charge, high (AED)
Two-bedroom	AED 249,675	AED 325,040
Three-bedroom	AED 408,450	AED 505,240
Four-bedroom	AED 559,856	AED 731,085
Five-bedroom	AED 666,000	AED 851,785
Penthouse	AED 1,636,541	AED 2,652,085
Villa	AED 2,177,008	AED 3,113,465

Then add four lines of your own:

• Aman Club, if you join: AED 734,500 once, then AED 73,450 a year.
• Cooling: ask H&H, since it publishes no figure.
• Dubai Peninsula master-community charge: ask H&H, since none appears in public.
• Butler, chef, housekeeping and dining: your own estimate, since each comes at a surcharge.

The gap between your low and high figure is the part that is still unconfirmed. The nine questions above are what close it.

Frequently asked questions

Method and sources

Areas. Apartment areas come from the developer’s plans for each type, and the unit register agrees with them to within a few sq ft. Penthouse and villa areas, including their balcony areas, come from the unit register as pulled on 1 September 2026.

The sums. Every sum assumes the developer’s 75 to 85 is AED per sq ft per year, which the developer’s documents do not print. Billed areas apply DLD’s terrace rule: the full internal area plus a quarter of the balcony or terrace.

The index. Index rows, including every service charge in Dubai per sq ft for 2026 shown here, come from the DLD Service Charge Index as pulled on 1 September 2026. The live index needs a lookup, so “no entry” means no entry in that pull. DLD’s terrace wording is from its Service Charge Index page, read 9 November 2026.

Other sources. Law references are to Dubai Law No. 6 of 2019 on the Dubai Legislation Portal, read 9 November 2026, and the Mollak description is from Mollak’s public pages, read the same day; the English text is a translation, and the Arabic text prevails. The cooling share is from Gulf News, 26 November 2018. The Savills points are from its Branded Residences 2025/2026 report, page 24. USD converts at AED 3.6725, the UAE dirham peg.

Talk through your running cost before you commit

If you are weighing an Aman home, I can work out the running cost for the exact home you are considering, with the questions to H&H drafted for you. It is a conversation, not a recommendation. I’m Fahad Al Kuwari, a property advisor in Dubai and Abu Dhabi, and I advise buyers, sellers and owners. Request a private consultation.