Apartment AMCs start at AED 2,400/year. Villa AMCs at AED 4,500. We publish both schedules — and a line-by-line of where the money actually goes.
In a hurry? The bottom line:
- Apartment AMCs start at AED 2,400/year for a 1-AC Silver. Villa AMCs start at AED 4,500/year for a Silver covering 2–3 ACs.
- What a typical AMC customer actually uses in a year — scheduled servicing, around six reactive callouts (emergency and non-emergency), ~5 hours of discounted handyman work — runs to roughly AED 3,465 of adhoc-rate value on a 2-AC apartment Silver. The fee is AED 3,000.
- The AMC roughly tracks adhoc in a typical year — comfortably cheaper on the apartment example (about AED 465 ahead), and closer to break-even on villas where callout volumes run close to double — while baking in the response guarantee and protection against a noisier year.
Probably the most common opening message we get on WhatsApp is some version of this one:
“Hi! I have a 4bed townhouse in Reem. How much is your annual maintenace contract?”
In Dubai, most maintenance companies won’t answer that question with a number. They’ll ask for a site visit first, then a follow-up, then maybe a price. We’ve taken the opposite approach: the published prices are below, followed by the thing we couldn’t find anywhere when we went looking — a line-by-line of what you’re actually paying for.
The starting prices — apartment and villa
Below are our standard AMC schedules straight from the contract. VAT-inclusive, annual fee, valid as of this month. Same numbers we’d quote you on WhatsApp.
Apartments
| AC Units | Silver | Gold | Platinum |
|---|---|---|---|
| 1 AC | AED 2,400 | AED 3,200 | AED 4,400 |
| 2 AC | AED 3,000 | AED 4,000 | AED 5,600 |
| 3 AC | AED 3,500 | AED 4,500 | AED 6,700 |
| 4 AC | AED 4,100 | AED 5,500 | AED 8,000 |
Villas & townhouses
| AC Units | Silver | Gold | Platinum |
|---|---|---|---|
| 2–3 AC | AED 4,500 | AED 6,500 | AED 9,500 |
| 4–5 AC | AED 6,500 | AED 9,000 | AED 13,000 |
| 6–8 AC | AED 8,500 | AED 12,000 | AED 17,000 |
| 9+ AC | Custom | Custom | Custom |
All prices VAT-inclusive · Annual fee · Reviewed periodically.
That’s the headline. Now the more useful question.
So where does your AED 3,000 actually go?
Take a Silver AMC on a 2-AC apartment — a common mid-range case. The fee is AED 3,000/year. Here’s what an AMC customer typically uses across the year, each item priced at our standard adhoc rates:
| Line item | Adhoc rate | Year value |
|---|---|---|
| Scheduled AC service — 2 visits per unit × 2 units (4 service slots) | AED 225/unit | AED 900 |
| Scheduled Home PPM — 1 visit, electrical + plumbing | AED 190/visit | AED 190 |
| Reactive callout labour — both emergency & non-emergency, ~6 callouts/yr, ~2 hrs each | AED 190/hr | AED 2,280 |
| Discounted handyman — ~5 hrs at 10% off (Silver) | AED 19/hr saved | AED 95 |
| Typical-year value extracted | AED 3,465 | |
| AMC fee | AED 3,000 |
Year-one also includes a one-off pre-contract survey. Excludes after-hours premiums on emergency callouts (adhoc only).
Two things worth pinning down on that callout line.
First — “reactive” covers both types. Emergency (full AC failure, an active leak, a full electrical outage) and non-emergency (a socket that stopped working, a blocked drain, a tap that won’t shut off). Labour is included for both.
Second — materials are billed separately, and additions aren’t covered. The labour-included rule applies to fixing things that broke, not to new work: installing a new socket where there wasn’t one, running new pipework, fitting a new light. Those are additions, not repairs, and they sit under the handyman rate above.
So in a typical year, the labour and discount portion of the AMC tracks to roughly AED 3,465 — about AED 465 above the AED 3,000 fee. The typical apartment AMC customer comes out a touch ahead of adhoc on labour value alone, before any of the intangibles. Those come on top, baked into the same fee:
- Guaranteed response times on every reactive callout. 120-minute emergency response on Silver (90 on Gold and Platinum), same-day non-emergency on Silver and Gold (6-hour on Platinum). No queuing behind walk-ins — particularly real in July when every contractor in Dubai is at capacity.
- Continuity. The same team, who already know which AC unit had the noisy fan last year and which valve under the sink is awkward. No re-diagnosing from scratch.
- The buffer for an above-average year. Callouts are unlimited under the contract — so an extra two or three, an emergency at 11pm on a Sunday, a part that needs urgent replacement, all already paid for at the labour end.
Where the maths sits. On this apartment example, break-even runs at around five reactive callouts a year. Typical usage is six — just past the line. The AMC customer comes out roughly AED 465 ahead of adhoc in a typical year on labour alone, before counting any intangibles. Below five callouts, adhoc is the cheaper path. Above six, the gap widens by roughly AED 380 with each extra callout — and Dubai July–September can push it open fast.
And for villas?
Same framework, with the typical-year value covering a smaller share of the fee. Take a Silver AMC on a 4-AC villa at AED 6,500. Walking through the same line items:
- 8 AC service slots across the year (2 per unit × 4 units) at AED 225 each = AED 1,800
- 1 home PPM covering villa scope — external lights, water tank, booster pump, roof drains — at the AED 380 published rate = AED 380
- Reactive callouts (emergency and non-emergency) — close to double the apartment average, varies with size and tenant patterns. At ~10 callouts × ~2 hours each = AED 3,800 of adhoc labour value
- ~10 hours of discounted handyman at 10% off — also close to double the apartment, varies with property = AED 190 saved
That totals to roughly AED 6,170 — close to the AED 6,500 fee. Villa usage varies more widely than apartments, so this is a midpoint estimate; depending on property size, age, and tenant patterns, the math runs slightly favourable to AMC or slightly against.
Closer to break-even than the apartment example. Villas have more systems that can fail (more ACs, water tank, pumps, drainage) and our response-time obligation is the same regardless of property size. A larger share of the fee covers the bigger exposure to a year that goes above average.
Break-even on callouts runs at around 11 reactive callouts a year on the villa example. Most villa households land around that line — sometimes above, sometimes below.
So the dollar math at typical villa usage runs close to par with adhoc — slightly favourable in a noisier year, slightly against in a quiet one.
What the AMC adds on top: the response guarantee, continuity with a team that already knows the property, and protection against the year that runs noisy — a chiller failure in August, a burst pipe in a guest bathroom, sockets cutting out on a Friday night.
This is also why the Silver-to-Platinum spread gets steeper as villas get bigger. Platinum on a 6–8 AC villa is AED 17,000 versus AED 8,500 Silver — twice the price for the same scope.
What the extra spend buys: quarterly AC servicing instead of twice-yearly, 90-minute emergency response instead of 120, included consumables, and a 20% out-of-scope discount instead of 10%. Whether that’s worth it depends on the household more than the property.
What shifts your specific number
Four levers move the number, in order of size.
1. AC unit count
By far the biggest. Each unit adds servicing labour and raises the emergency exposure we’re underwriting.
2. Tier choice (Silver, Gold, Platinum)
Same scope of trades, different intensity. Higher tiers buy more frequency, faster response times, and bigger discounts on out-of-scope work.
3. Pre-contract survey findings
Can add to year one if something needs rectifying before the contract starts.
4. Payment cadence
The smallest lever. Annual upfront has no supplement, semi-annual adds AED 150/year, quarterly adds AED 200/year.
What’s not in the published price
The fee covers scheduled work, emergency labour, and the discount on handyman as above. Four things sit outside it and can show up on the invoice over a year. Better to know now than be surprised six months in.
Parts and replacement components
Billed separately. Anything AED 300 or more needs your written approval (a WhatsApp reply works) before we order. Minor consumables under AED 40 — drain tabs, anti-slime tablets — are included on Gold and Platinum, not Silver.
Major AC service
The chemical FCU deep-clean. Only quoted when a technician identifies during a PPM visit that a unit needs it (heavy dust, mould, drain-line slime). AMC clients get a tiered discount: 10% Silver, 15% Gold, 20% Platinum.
Out-of-scope handyman beyond the typical
The 5-hour estimate above is what most households use. Larger jobs — full-room repaints, big curtain installs, multi-day carpentry — go beyond that. Same tier discount applies, scheduled by appointment.
Structural and specialist work
Full rewiring, DB panel replacement, water tank replacement, swimming-pool systems, generator overhauls, structural waterproofing. All quotable as separate jobs. None insured under the AMC.
That’s the AMC, in numbers. Not built to be a screaming deal in a quiet year, not built to be a punishing premium in a noisy one — priced to track adhoc through both, with the response guarantee and team continuity baked in for free. Whether that predictability is worth paying for depends entirely on the household — how often things break, and how much they cost you when they do.
Want a number for your home? WhatsApp us on +971 800 3496 with property type (apartment, villa, or townhouse), bedroom count, and AC unit count if you know it. If you don’t — the customer at the top of this post didn’t — that’s fine, we’ll confirm it at the free inspection. We’ll send the quote within the hour during working hours. Or browse the AMC packages at your own pace first. If you’ve already received a quote from another provider and want a second pair of eyes on it, the offer from our pricing post still stands — send it to us, we’ll tell you whether it looks fair. And if you want the broader definition of what an AMC actually is before you decide, the primer is here.
Pricing in this post reflects our standard apartment and villa AMC schedules as of May 2026 and is reviewed periodically. The cost-breakdown line items use our published adhoc rates (AED 225/unit AC service, AED 190/hour labour, AED 190 Home PPM for 1–2BR, AED 380 for 3–4BR/villa). Apartment usage figures (approximately six reactive callouts and five hours of handyman per year for a 2BR apartment) are anchored to typical household patterns. Villa callout volumes vary more widely and are shown as a midpoint estimate; your individual quote and usage will vary. Details in the opening scene are drawn from a real WhatsApp exchange; the customer is not identified.