In the fast-paced business hubs of Business Bay, DIFC, and JLT, operational efficiency is everything. Yet, for many Office Managers and Facility Managers (FMs) in Dubai, procuring cleaning services remains one of the most confusing annual tasks.
The Dubai market is flooded with cleaning companies. A quick Google search yields hundreds of results, ranging from high-end international FM providers to freelance operations offering "rock bottom" prices. When you request quotes for your 5,000 sq. ft. office, the variance can be staggering.
Why such a massive gap?
In the UAE, the cost of cleaning is not just about a mop and bucket. It is a complex calculation involving visa costs, medical insurance, accommodation in labour camps, transport, Dubai Municipality (DM) approved chemicals, and Wage Protection System (WPS) compliance.
The "cheap" quote often comes with hidden risks: illegal staff (leading to massive fines), poor hygiene standards, or high turnover. The "expensive" quote might be charging you for management layers you don't need.
As a trusted Facility Management company in the UAE, we believe in transparency. In this 2026 guide, we are pulling back the curtain on FM pricing. We will break down exactly what you are paying for in AED, how to calculate a fair budget, and how to spot a bad contract before you sign it.
Before you look at the AED figure, you must check the model of the contract. In the UAE, cleaning contracts generally fall into three categories.
This is the most common model for corporate offices in Dubai that require a "Tea Boy," "Pantry Girl," or a "Day Porter." You are essentially purchasing the dedicated time of a staff member who becomes part of your daily team.
How it works: The FM company handles their visa, accommodation, transport, and payroll, but you manage their daily tasks on-site.
The 2026 Price Benchmark:
Typical UAE Range (2026): AED 2,200 – AED 3,200 per cleaner per month.
What this covers: This rate is "all-inclusive." It covers the cleaner's salary, visa, medical insurance, Emirates ID, accommodation, transport to/from your site, and leave cover.
Why the variation? Rates closer to AED 2,200 are typically for general cleaning staff in standard uniforms. Rates closer to AED 3,200 apply to senior staff, "Office Assistants" with higher English proficiency, or staff trained in hospitality/pantry service.
Common in industrial areas like Dubai Investment Park (DIP), JAFZA, or Al Quoz, as well as large open-plan offices.
How it works: You pay based on the size of the floor area rather than the number of people.
The 2026 Price Benchmark:
Typical UAE Range (2026): AED 0.30 – AED 1.20 per sq. ft. per month.
The "Economy of Scale": A massive warehouse (50,000 sq. ft.) will pay closer to AED 0.30 because the cleaning is faster (using ride-on scrubber machines). A dense office (5,000 sq. ft.) with many desks, glass partitions, and kitchenettes will pay closer to AED 1.20 due to the detail work required.
Used for Annual Maintenance Contracts (AMCs). You don't pay for "1 person"; you pay for a "Clean Office."
How it works: The FM company decides how many people are needed to get the job done. You pay a fixed monthly fee (e.g., AED 4,500/month) for a guaranteed standard of cleanliness.
Best For: Companies that don't want to manage cleaners. You just want the bins emptied and floors shined.
Hidden Benefit: If a cleaner goes on annual leave or falls sick, the FM company must send a replacement immediately at no extra cost to you.
When you pay AED 2,800 for a cleaner, the cleaner does not receive AED 2,800 in cash. Understanding the breakdown helps you realize why "cheap" companies (offering rates below AED 2,000) are dangerous.
Operating in the UAE carries high overheads for legal staff. Your monthly fee covers:
Visa & Residency: Approx. AED 7,000 - 9,000 per staff member every 2 years.
Medical Insurance: Mandatory basics or enhanced cover.
Emirates ID & Medical Testing: Mandatory government fees.
WPS (Wage Protection System): We must prove to the Ministry of Human Resources and Emiratisation (MOHRE) that salaries are paid on time.
If a vendor offers you a cleaner for AED 1,800/month, they are likely cutting corners on these legal fees, putting YOU at risk of fines for employing illegal workers.
Unlike in Europe or the US, cleaning staff in Dubai typically live in company-provided accommodation (e.g., Sonapur, Al Quoz, or DIP) and are transported by bus.
Cost Driver: Fuel prices in the UAE fluctuate. A professional FM company maintains a safe fleet of AC buses. Cheap companies use non-AC vans, leading to tired, sweaty staff arriving at your office.
You cannot just use any bleach in a commercial building. Dubai Municipality has strict guidelines on approved biocides and cleaning agents.
The Cost: DM-approved chemicals cost more than generic bleach from the supermarket, but they protect your office air quality and your furniture assets.
Not all square footage costs the same.
The Challenge: Healthcare facilities in Dubai Healthcare City (DHCC) are subject to rigorous inspections.
The Cost: Expect a 25-30% premium over standard office rates (approx. AED 1.50+ per sq. ft.).
Why: Staff must have specific vaccinations, infection control training, and use hospital-grade disinfectants.
The Challenge: Child safety and "Green" chemicals are non-negotiable.
The Cost: Contracts are usually annual but weighted heavily on deep cleaning during Winter/Spring/Summer breaks.
Security: Staff must have enhanced background checks (CID clearance).
The Challenge: High-gloss floors and glass.
The Cost: High. Requires "unsociable hours" work (cleaning between 11 PM and 8 AM) so shoppers don't see the cleaners. Night shifts incur higher transport and supervision costs.
In Europe, dust is a nuisance. In Dubai, dust is a constant battle. Fine desert sand enters through automatic doors and AC vents. If your cleaning contract only covers "visible dirt," your office air quality will suffer.
The "Deep Clean" Add-On: Most standard monthly contracts (AMCs) cover daily surface cleaning. However, in Dubai, you should budget for:
Quarterly AC Duct Cleaning: To remove mold and sand buildup (critical for preventing "Sick Building Syndrome").
Facade/Window Cleaning: If you are in a low-rise building, sand accumulation on windows is rapid.
Carpet Shampooing: Sand destroys carpet fibers. Semi-annual extraction cleaning is cheaper than replacing carpets every 3 years.
With the UAE hosting COP28 and pushing towards the Net Zero 2050 strategic initiative, corporate clients are now demanding sustainable practices.
Does "Green" Cost More in AED? Historically, yes. In 2026, no. Market parity has been reached. A professional FM company can supply Green Seal or Ecolabel certified products for the same price as traditional chemicals.
The Real Savings:
Water Conservation: Using microfiber technology and bucket-less mopping systems saves thousands of liters of water annually—vital in the UAE.
Energy: Day-cleaning (cleaning while staff are working) saves electricity costs compared to running full office lights at night for the cleaning crew.
Are you getting value for your AED? Perform this 10-minute audit in your Dubai office tomorrow.
1. The "Top of the Partition" Test Run your finger along the top of a cubicle wall or a picture frame above 1.8 meters.
Result: If it's covered in grey dust, your cleaners are skipping "High Dusting."
2. The "Pantry Smell" Test Walk into your office pantry at 10:00 AM.
Result: Does it smell like damp cloth? This indicates the cleaner is not washing drying cloths or mop heads properly, leading to bacteria growth.
3. The "Store Room" Check Ask to see the Janitor's room.
Result: Is it organized? Are chemicals labeled in English and Arabic? Or is it a mess of unlabeled bottles? A disorganized store room is a major safety violation.
As a Facility Management company providing both Security Guard Services and Cleaning Services, here is an insider tip for 2026: Bundle them.
In Dubai, managing two separate vendors (one for security, one for cleaning) is an administrative nightmare. It means two sets of invoices, two account managers, and two contracts.
The Bundling Discount: If you award a "Total Facility Management" (TFM) contract to one provider, you can often negotiate:
5% to 10% discount on the total contract value.
Better Communication: Your Security Guard and Cleaner work as a team. If the Guard sees a spill, they radio the cleaner immediately.
Single Point of Contact: You have one dedicated Facility Manager to call for everything.
In Dubai's competitive market, your office is your showroom. A dirty reception, a smelly elevator, or a dusty meeting room sends a message to your clients that you don't care about details.
When budgeting for 2026, remember the golden rule of UAE facility management:
Below AED 2,200: You are likely paying for untrained, uninsured, or illegal labor.
AED 2,200 – AED 3,200: You are paying for a compliant, insured, and professional service that adds value to your business.
Don't choose the cheapest option. Choose the option that protects your brand, your assets, and your people.