The verdict in three sentences
For a 95-store shopping centre in Dubai, lease and tenant management software costs 150,000 to 300,000 AED custom-built, versus 55,000 to 150,000 AED per year for a full commercial real estate licence. The core issue is automatic rent escalation and turnover rent calculation, two areas where one mistake quickly costs tens of thousands of dirhams. An asset manager recovers about 3 days a month and secures rental income, with a project delivered in 4 months.
Real estate package or custom: 2026 comparison
The asset manager of a mall often handles leases, amendments, escalations, sales declarations and service charge reconciliations across several Excel files, with manual reminders. Here are the market options.
| Option | Cost 2026 | Over 5 years | Strengths | Limits |
|---|---|---|---|---|
| General property management software | 22,000 to 45,000 AED/year | 110,000 to 225,000 AED | Invoicing, accounting | Weak turnover rent handling |
| Full commercial real estate suite | 55,000 to 150,000 AED/year + 75,000 AED setup | 350,000 to 825,000 AED | Very complete | High cost, long configuration |
| Custom build with Kolonell | 150,000 to 300,000 AED | 200,000 to 380,000 AED (maintenance included) | Centre-specific rules, tailored portal | Legal scoping of leases required |
| Add-on to the property manager's system | 35,000 to 90,000 AED | 90,000 to 180,000 AED | Fast | Vendor dependency |
| Excel and email | 0 AED | Hidden cost: 36 days a year | Familiar | Escalation errors, no history |
Order of magnitude for 2026. Custom maintenance runs 10,000 to 18,000 AED per year. For reference, the equivalent project for a Paris-area centre is quoted at 45,000 to 90,000 EUR excluding VAT.
The features that protect rental income
A mall combines leases with very different clauses: base rent, turnover rent, stepped rents, rent-free periods, service charge caps. The software must model these rules rather than leave them in the leasing manager's head.
| Feature | What it automates | Risk avoided | Budget share |
|---|---|---|---|
| Lease register | Dates, expiries, renewal options, clauses, amendments | Missed renewal deadline | 18 % |
| Rent escalation | Fixed or stepped increases applied on anniversary dates, within applicable rules | Gaps of 1 to 3 % of annual rent | 14 % |
| Turnover rent | Monthly sales collection, top-up calculation above base rent | Unbilled turnover rent | 20 % |
| Service charges and budgets | Forecast budget, allocation keys, annual reconciliation | Disputes over charges | 18 % |
| Tenant portal | Sales declarations, documents, maintenance requests, invoices | 60 % fewer emails | 17 % |
| Dashboards | Occupancy, occupancy cost ratio, arrears, lease expiry profile | Late decisions | 13 % |
The tenant portal changes the relationship: each brand declares monthly sales online, receives invoices and tracks maintenance requests. Occupancy cost ratios per store (rent and charges as a share of sales) become visible continuously, so the team can spot a struggling tenant before arrears build up. Invoices are issued with 5 % UAE VAT and Ejari registration references stored per lease.
Mini case study
Omar, asset manager of a community mall in Dubai, runs 95 stores generating 24 million AED in annual rent. He spends about 3 days a month on escalations, turnover rent and reminders, and an internal audit found 0.8 % of income unbilled or wrongly escalated.
With a custom build at 240,000 AED: 0.8 % of 24 million AED is 192,000 AED recovered per year. The 36 days freed annually, valued at 2,500 AED a day, add 90,000 AED. Total: about 282,000 AED a year for 240,000 AED invested and 15,000 AED of annual maintenance. Payback comes in under 11 months.
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FAQ
How much does shopping centre management software cost in Dubai in 2026?
A custom build costs 150,000 to 300,000 AED depending on lease count and modules. Full commercial suites require 55,000 to 150,000 AED a year in licences plus setup.
Are rent escalations really automatic?
Yes, each lease's escalation clause is applied on its anniversary date and the invoice is generated. The manager approves in one click, with a full history kept per lease.
How is turnover rent handled?
Tenants declare sales on the portal and the software calculates the top-up above base rent at the contractual rate, often 6 to 12 % of sales. Late declarations trigger automatic reminders.
Can it connect to our accounting system?
Billing and receipt entries export to your accounting or ERP system. Setting up the interface takes 1 to 2 weeks.
How long does loading 95 leases take?
Plan 3 weeks to enter and check leases, amendments and escalation history. We work with your legal or leasing team to validate every clause.
Let's scope your project. Send us your lease count, clause types and current tools, and we will price a scope between 150,000 and 300,000 AED delivered in 4 months. 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.
