The verdict in three sentences
A custom PMS (Property Management System) for a hotel group in Dubai costs 50,000 to 110,000 EUR in 2026, versus 5 to 12 EUR/room/month for a SaaS PMS like Mews or Opera. Custom becomes compelling once you exceed 200 combined rooms and want unified multi-property control. Budget 7 to 10 months of project time, with channel manager and full code reversibility.
Custom vs Mews / Opera: the group comparison
A SaaS PMS bills per room per month. For a group, this linear mechanic eventually exceeds the cost of an owned custom build.
| Criterion | Custom Kolonell | Mews / Opera (SaaS) |
|---|---|---|
| Entry cost | 50,000-110,000 EUR | 3,000-10,000 EUR (setup) |
| Recurring cost | 0 (hosting only) | 5-12 EUR/room/month |
| 5-year cost (250 rooms) | 70,000-140,000 EUR | 75,000-180,000 EUR |
| Multi-property view | Native, unified | Depends on plan |
| Channel manager | Included / integrated | Module or partner |
| Process customisation | Total | Limited to config |
| Reversibility | Owned code | Vendor dependency |
At 250 rooms and 8 EUR/room/month, SaaS costs 24,000 EUR/year, i.e. 120,000 EUR over 5 years excluding setup: custom becomes competitive.
What an 80,000 EUR budget covers
| Item | Share of budget | Indicative amount |
|---|---|---|
| Scoping and multi-site model | 12% | 9,600 EUR |
| Booking engine and planning | 26% | 20,800 EUR |
| Channel manager and OTAs | 20% | 16,000 EUR |
| Invoicing, POS, payment | 16% | 12,800 EUR |
| Group reporting and RevPAR | 16% | 12,800 EUR |
| Acceptance, training, deployment | 10% | 8,000 EUR |
The channel manager is strategic: poorly synced, it creates overbooking; well designed, it maximises multi-channel occupancy.
Mini case study
Isabelle, general manager of a 4-hotel group in Dubai (250 rooms total), currently pays a SaaS PMS at 8 EUR/room/month, i.e. 24,000 EUR/year, plus add-on modules for 6,000 EUR/year, a 30,000 EUR/year total.
A custom PMS at 80,000 EUR with 4,000 EUR/year hosting removes the per-room bill. Over 5 years, SaaS costs 150,000 EUR versus 100,000 EUR custom: a 50,000 EUR saving, break-even reached around the end of year 3.
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FAQ
From how many rooms is custom worth it?
Generally above 200 combined rooms. Below that, a SaaS PMS stays cheaper; above, the per-room cost tips the balance toward owned custom software.
Does the channel manager prevent overbooking?
Yes. It syncs availability in real time with OTAs (Booking, Expedia) and your direct engine. Good design brings overbooking to a negligible level.
Can we migrate without disrupting operations?
Yes, via property-by-property rollout with a short dual-entry period. Each hotel typically switches in low season to limit risk.
Does the PMS handle multiple currencies and languages?
Yes, essential for an international clientele in Dubai. Multi-currency, multilingual and local taxes are configurable per property.
What annual maintenance budget?
Around 12 to 18% of the initial cost, i.e. 10,000 to 15,000 EUR/year for an 80,000 EUR project, hosting and channel manager included.
Let's scope your project. Tell us your number of properties, rooms and distribution channels: we'll price a group PMS and a target budget. Detailed quote within 48 h. WhatsApp +221 77 596 93 33.
Mohamed Bah
Fondateur, Kolonell
Passionate about digital and entrepreneurship in Africa, Mohamed has been helping Sénégalese businesses with their digital transformation since 2020. Founder of Kolonell, he believes every SME deserves a professional and accessible online présence.
