Dubai Renovation Cost Guide 2026: How Much Does It Really Cost to Renovate in Dubai?
Whether you are refreshing a Marina apartment, transforming a villa in Arabian Ranches, or fitting out a new office in Business Bay, one question always comes first: what is this going to cost?
This is the question we hear every single day at Fitout | Renovation Dubai. Since 1984 we have delivered thousands of residential and commercial projects across all seven emirates, with 25 in-house trades handling everything from demolition to final 3D-designed handover. That experience means the numbers in this guide are not copied from overseas calculators — they reflect what Dubai projects actually cost in 2026.
Use this Dubai renovation cost guide to build a realistic budget, understand what drives your price up or down, avoid the hidden charges that catch most homeowners and business owners out, and read a quote like a professional. Every figure below is in UAE Dirhams (AED) and reflects current 2026 market conditions.
Dubai renovation cost in 2026 typically runs from AED 150 to AED 1,200+ per square foot. A full apartment renovation usually starts around AED 30,000, a complete villa renovation ranges from roughly AED 150,000 to AED 1,500,000+, and commercial fit-outs span AED 200 to AED 3,500+ per square foot depending on sector and finish level.
Dubai Renovation Cost at a Glance (2026)
Here is the fast reference most people are looking for. These are full-renovation per-square-foot ranges — covering flooring, painting, ceilings, joinery, basic MEP updates and finishing. Structural changes, premium kitchens and bespoke joinery are priced on top.
| Renovation Level | Per Sq Ft (AED) | Typical Use Case |
|---|---|---|
| Basic / Cosmetic | 150 – 350 | Rental refresh, resale prep, clean upgrade |
| Mid-Range | 350 – 600 | Modern finishes, new kitchen & baths, some layout changes |
| Luxury / Premium | 600 – 1,200+ | Bespoke joinery, imported stone, smart-home, structural work |
A useful rule of thumb: the larger the space, the lower the cost per square foot, because materials and labour gain economies of scale. A compact 1,000 sq ft apartment usually costs more per square foot than a 4,000 sq ft villa at the same finish level.
What Drives Your Dubai Renovation Cost in 2026?
No two projects are identical, and the same villa can be renovated for AED 200,000 or AED 800,000 depending on the choices below. Understanding these drivers is the single best way to control your Dubai renovation cost before a single tile is laid.
1. Property Size and Scope
Square footage sets the baseline, but scope sets the budget. A cosmetic refresh — paint, flooring, surface-level updates — sits far below a project that moves walls, reconfigures layouts or adds rooms. Layout complexity drives labour hours just as much as raw floor area does.
2. Material Quality and Finishes
This is where budgets swing the most. Locally sourced porcelain tile and standard cabinetry behave very differently to imported Italian marble and bespoke walnut joinery, and the difference compounds across an entire home. We always present three material tiers per scope item — good, better, best — so you control the spend with full visibility.
3. Community and Location
Where you live shapes both cost and process. Premium communities such as Emirates Hills, Palm Jumeirah and Dubai Hills Estate carry tighter developer codes and higher baseline specifications, which typically add 35–50% versus a mainstream community. Apartment towers add logistics constraints — lift bookings, material delivery windows, working-hour limits — that push the per-square-foot rate above an equivalent villa finish.
4. Authority Approvals and Permits
Any structural, electrical or plumbing change in Dubai requires approvals. Depending on the work, this can involve Dubai Municipality building permits, DEWA for electricity and water connections or load upgrades, and Dubai Civil Defence for fire-safety sign-off. Properties on the Palm and in many free-zone developments fall under Trakhees instead. Permit costs typically range from AED 15,000 to AED 50,000 depending on structural impact.
5. MEP Upgrades and Hidden Infrastructure
Mechanical, electrical and plumbing (MEP) work is the most common source of budget surprises, especially in villas older than 15 years. Re-ducting ageing air-conditioning, upgrading a DEWA load for a pool chiller or smart-home rack, or replacing corroded plumbing can add AED 80–150 per square foot. A DEWA load upgrade alone can run upward of AED 45,000 in connection fees. Honest contractors survey this before quoting; cheap quotes often leave it out entirely.
Before you accept any quote, ask whether MEP, permits and authority NOCs are included or excluded. A quote that looks 20% cheaper has usually parked these costs in a "variations" column you only discover mid-project.
Dubai Renovation Cost Per Square Foot (2026 Rates)
Per-square-foot pricing is how most full renovations in Dubai are quoted. Here is what each price band actually buys you in 2026.
- Basic (AED 150–350/sq ft): Locally sourced tiles and fixtures, standard cabinetry, basic lighting, fresh paint throughout, updated plumbing and electrical, no structural changes. Ideal for Springs, Meadows, JVC and similar communities, or rental units where practical upgrades deliver the best return.
- Mid-Range (AED 350–600/sq ft): A mix of imported and local materials, custom joinery, designer lighting, upgraded sanitaryware, glass and aluminium work, and some structural modifications. This is the most popular bracket among Dubai homeowners.
- Luxury (AED 600–1,200+/sq ft): Premium imported stone, fully bespoke joinery, integrated smart-home systems, statement lighting, spa-grade bathrooms and complex structural work. Common across Emirates Hills, Palm Jumeirah and Dubai Hills Estate.
For a new extension or added floor area, budget an additional AED 1,500–3,000 per square foot of new construction on top of the renovation figure, since this involves engineering, foundations and fresh authority approvals.
Apartment Renovation Cost in Dubai
Apartments are the most common renovation we handle, particularly in Dubai Marina, JLT, Business Bay, Downtown Dubai and JVC. The figures below cover a full renovation — flooring, painting, ceiling works, joinery, bathroom updates and basic electrical — with structural changes and full kitchen remodels priced separately.
| Apartment Type | Full Renovation (AED) | Typical Timeline |
|---|---|---|
| Studio | 30,000 – 60,000 | 3 – 5 weeks |
| 1 Bedroom | 45,000 – 90,000 | 4 – 6 weeks |
| 2 Bedroom | 80,000 – 160,000 | 6 – 9 weeks |
| 3 Bedroom | 140,000 – 280,000 | 8 – 12 weeks |
| Penthouse / Large | 250,000 – 700,000+ | 12 – 20 weeks |
If you are renovating to rent, a mid-range finish almost always delivers the best return in Dubai. Tenants in the AED 70,000–120,000 per year rental bracket expect quality but not extravagance — spending into luxury territory rarely lifts the achievable rent enough to justify it.
Villa & Townhouse Renovation Cost in Dubai
Villas and townhouses involve larger spaces, private MEP systems, older AC ducting and outdoor areas — so the range is wide. A cosmetic refresh of a smaller villa can start near AED 150,000, while a full structural and interior overhaul of a large luxury villa can exceed AED 1,500,000, and signature mansions in communities like Emirates Hills can pass AED 3,500,000.
| Villa / Townhouse | Cosmetic | Mid-Range | Luxury |
|---|---|---|---|
| 3-Bed Townhouse | 150,000–250,000 | 250,000–500,000 | 500,000–800,000+ |
| 4-Bed Villa | 250,000–400,000 | 400,000–750,000 | 750,000–1,300,000+ |
| 5-Bed Villa | 350,000–550,000 | 550,000–1,000,000 | 1,000,000–2,000,000+ |
| 6–7 Bed / Mansion | 500,000–800,000 | 800,000–1,600,000 | 1,600,000–3,500,000+ |
Full villa renovations typically take 4 to 12 months. A cosmetic villa renovation — flooring, painting, kitchen and bathroom surfaces without layout changes — usually runs 12 to 18 weeks. Structural reconfigurations, extensions and pool works extend the programme considerably.
Room-by-Room Renovation Cost in Dubai
If you are renovating selectively rather than tackling the whole property, these individual room budgets help you prioritise. All ranges are for a complete redo of the space at good-to-premium quality.
| Room / Element | Cost Range (AED) | What's Included |
|---|---|---|
| Kitchen | 25,000 – 80,000+ | Cabinetry, countertops, splashback, sink, basic appliances |
| Bathroom | 15,000 – 45,000 | Tiling, sanitaryware, vanity, shower, waterproofing |
| Bedroom | 12,000 – 40,000 | Flooring, paint, wardrobe joinery, lighting |
| Living / Family Room | 20,000 – 70,000 | Flooring, ceiling, feature walls, lighting, TV unit |
| Dressing / Walk-in | 15,000 – 60,000 | Bespoke wardrobe joinery, island, lighting |
| Swimming Pool | 80,000 – 350,000+ | Retile/replaster to full redesign, filtration, decking |
| Outdoor / Landscaping | 50,000 – 250,000+ | Hardscaping, pergola, planting, lighting, irrigation |
Kitchens and bathrooms carry the highest cost-per-square-metre of any room because of plumbing, waterproofing, cabinetry and appliances concentrated in a small footprint. They are also the rooms that most influence resale value and tenant appeal, so they are usually worth investing in well.
Commercial Fit-Out & Renovation Cost in Dubai
On the commercial side, Fitout | Renovation Dubai delivers offices, retail, F&B, healthcare, hospitality, gyms and warehouses. Commercial fit-out is usually categorised as Shell & Core (bare concrete), Category A (base building services and finishes) and Category B (full occupier fit-out). Costs vary far more than residential because of MEP intensity, landlord design codes and authority compliance.
Office Fit-Out
| Office Fit-Out Tier | Per Sq Ft (AED) | Scope |
|---|---|---|
| CAT A / Light Refurb | 200 – 450 | Flooring, ceilings, basic lighting, minimal partitioning |
| CAT B / Standard | 450 – 800 | Custom partitions, workstations, HVAC mods, data cabling |
| Premium / Turnkey | 800 – 1,500+ | Bespoke joinery, stone, automation, design-to-handover |
Prime districts such as DIFC, Downtown Dubai and Business Bay typically run 20–25% above areas like JLT or Dubai Internet City at the same specification, because landlord codes are tighter and tower logistics are more constrained. A standard CAT B office of 2,000–5,000 sq ft usually takes 8 to 12 weeks from mobilisation to handover.
Retail Fit-Out
Retail spend depends heavily on whether you are in a mall or a standalone unit. Malls such as The Dubai Mall and Mall of the Emirates impose strict design guidelines and approved-contractor lists that increase cost; standalone locations offer more freedom and run 20–35% cheaper per square foot.
- Basic retail interiors: AED 350–550 per sq ft — vinyl or ceramic flooring, laminate joinery, painted finishes.
- Mid-range stores: AED 600–900 per sq ft — upgraded materials, feature lighting, custom display joinery.
- Luxury retail: AED 1,800+ per sq ft — marble or terrazzo, veneered joinery, bespoke brand environments.
Restaurant & F&B Fit-Out
Food and beverage is the most MEP-intensive sector in Dubai. The restaurant fit-out range spans AED 600 to AED 3,500+ per square foot. A mid-range casual-dining venue of around 200 sqm typically costs AED 1,200,000 to AED 2,500,000 complete. On kitchen-heavy concepts, the MEP and commercial-kitchen package alone can exceed the entire architectural finish budget, with specialised ventilation, grease management and fire suppression all mandatory.
Warehouse & Industrial
Warehouse and light-industrial upgrades are the most economical commercial category, starting from around AED 100 per square foot for basic improvements — flooring, lighting, racking-ready electrical and functional partitioning — rising as office mezzanines, climate control or specialised MEP are added.
For commercial tenants, rent runs whether you are trading or not. If a fit-out overruns by four weeks, that is a month of rent on a space producing zero revenue. Choosing an experienced, single-point contractor who manages approvals in parallel with construction protects both your schedule and your bottom line.
Renovation Cost Across the Emirates
While Dubai sets the benchmark, we deliver projects across all seven emirates, and pricing shifts with regulation, logistics and local market norms.
- Dubai: The widest range and the most regulated environment. Premium communities and prime commercial districts carry the highest rates.
- Abu Dhabi: Comparable to Dubai at the mid and luxury tiers, with its own municipality and approval processes that can extend timelines.
- Sharjah: Often 10–15% lower than Dubai at equivalent specification, popular for value-focused residential renovations.
- Ajman, Umm Al Quwain, Ras Al Khaimah & Fujairah: Generally the most cost-competitive, though material logistics from Dubai suppliers can add to delivery costs on remote sites.
Wherever your property sits, our team coordinates the relevant local authority approvals and manages cross-emirate logistics so your project runs to one schedule and one budget.
Dubai Renovation Timelines in 2026
Cost and time are linked, so a realistic schedule is part of a realistic budget. These are typical end-to-end durations from contract to handover.
| Project Type | Typical Duration |
|---|---|
| Apartment (cosmetic) | 3 – 6 weeks |
| Apartment (full) | 8 – 12 weeks |
| Villa (cosmetic) | 12 – 18 weeks |
| Villa (full / structural) | 4 – 12 months |
| Office fit-out (CAT B) | 8 – 12 weeks |
| Restaurant / F&B fit-out | 16 – 24 weeks |
Hidden Costs to Budget For
The headline renovation figure is rarely the final figure. Build a contingency of 10–15% and account for these commonly overlooked items:
- Authority permits and NOCs: AED 15,000–50,000 depending on structural and MEP impact.
- DEWA load upgrades: can exceed AED 45,000 in connection fees for pool chillers, smart-home racks or new kitchens.
- Structural surveys: essential for villas older than 15 years, particularly coastal properties at risk of concrete carbonation.
- Material price and currency movement: imported finishes are exposed to shipping, customs and exchange-rate shifts.
- Temporary accommodation or business downtime: factor in where you live in the property or trade from it.
- Snagging and warranty: budget for a proper defects-liability period rather than assuming the lowest quote covers it.
How to Save Money Without Cutting Corners
Cutting your Dubai renovation cost intelligently is about sequencing and selection, not skipping essentials. Our estimators recommend:
- Invest in what is hard to change later — layout, MEP, waterproofing and structure — and economise on what is easy to upgrade, such as soft furnishings and decorative finishes.
- Choose mid-range materials for high-wear areas and reserve premium finishes for feature zones a guest actually sees and touches.
- Renovate in a single coordinated phase rather than piecemeal; repeated mobilisation and demolition is one of the biggest silent cost multipliers.
- Lock the design before work starts. Mid-project variations are the most expensive way to make a decision.
- Work with a single design-build partner so design, approvals and construction stay accountable to one team and one price.
How to Read a Renovation Quote (and Spot Red Flags)
When you receive a renovation quote from any contractor in Dubai, compare like for like. A genuinely transparent quote should specify materials by name and grade, separate MEP and permits as line items rather than burying them, state inclusions and exclusions clearly, and define a payment schedule tied to milestones. Watch for these red flags:
- A single lump-sum figure with no breakdown.
- Prices well below the market ranges in this guide — the shortfall reappears as variations later.
- "MEP and approvals to be confirmed" with no allowance.
- Large upfront deposits without a milestone-linked payment plan.
- No trade licence, no insurance, and no written warranty.
Every Fitout | Renovation Dubai proposal itemises materials, MEP, approvals and finishing separately, with three material tiers per scope item, so you see exactly where your money goes and keep full control of the budget.
Why Choose Fitout | Renovation Dubai
Founded in 1984, Fitout | Renovation Dubai is a full-service interior fit-out, renovation, remodeling and revamp company serving residential and commercial clients across all seven UAE emirates. With 25 in-house trades under one roof, we deliver the entire lifecycle — demolition, civil works, MEP, joinery, gypsum, flooring, painting, glass, stone, 3D design, authority approvals and project management — without subcontracting risk.
- Single point of accountability from concept to handover.
- Transparent, itemised, AED-denominated pricing with three material tiers.
- In-house management of Dubai Municipality, DEWA, Civil Defence and Trakhees approvals.
- Four decades of delivery across villas, apartments, offices, retail, F&B and more.
- Coverage across Dubai communities and every emirate in the UAE.
"We renovated our 4-bedroom villa in Arabian Ranches and the final cost came in exactly where the itemised quote said it would. No surprises, no hidden MEP charges."
— Khalid Al Mansoori, Arabian Ranches"They fitted out our 3,000 sq ft office in Business Bay in ten weeks, handled every Civil Defence and Municipality approval, and we opened on schedule."
— Sarah Mitchell, Business Bay"The three material tiers made budgeting easy. We splurged on the kitchen and saved on the bedrooms, and the whole apartment in Dubai Marina still felt premium."
— Omar & Layla Haddad, Dubai MarinaFrequently Asked Questions
How much does renovation cost in Dubai in 2026?
Dubai renovation cost in 2026 ranges from AED 150 to AED 1,200+ per square foot for residential work, and AED 200 to AED 3,500+ per square foot for commercial fit-outs, depending on size, finish level, community and scope. A full apartment renovation starts around AED 30,000 and a full villa renovation ranges from roughly AED 150,000 to AED 1,500,000+.
What is the cost per square foot to renovate a villa in Dubai?
Basic cosmetic villa renovation runs AED 150–350 per sq ft, mid-range AED 350–600 per sq ft, and luxury AED 600–1,200+ per sq ft. Premium communities such as Emirates Hills and Palm Jumeirah sit at the top of that range.
How much does a kitchen renovation cost in Dubai?
A full kitchen renovation in Dubai typically costs AED 25,000 to AED 80,000+, depending on cabinetry, countertop material, appliances and layout changes. Imported stone and bespoke joinery push it toward the upper end.
How much does an office fit-out cost in Dubai?
Office fit-out costs in Dubai range from AED 200–450 per sq ft for CAT A light refurbishment, AED 450–800 per sq ft for standard CAT B, and AED 800–1,500+ per sq ft for premium turnkey projects. Prime districts like DIFC run 20–25% higher.
How long does a renovation take in Dubai?
A cosmetic apartment renovation takes 3–6 weeks, a full apartment 8–12 weeks, a cosmetic villa 12–18 weeks, and a full structural villa renovation 4–12 months. A standard office fit-out takes 8–12 weeks.
Do I need permits to renovate in Dubai?
Yes. Structural, electrical and plumbing changes require approvals from Dubai Municipality, DEWA and Dubai Civil Defence, or from Trakhees in free-zone and Palm developments. Permit costs typically range from AED 15,000 to AED 50,000. Fitout | Renovation Dubai manages these approvals in-house.
How can I reduce my Dubai renovation cost?
Invest in hard-to-change elements (layout, MEP, waterproofing), economise on easily upgraded finishes, renovate in one coordinated phase, lock the design before starting to avoid variations, and use a single design-build partner for accountability.
Get Your Free Dubai Renovation Cost Estimate
Every project is unique, and the only way to know your exact Dubai renovation cost is a proper site assessment. Our team will visit your property anywhere in the UAE, understand your goals, and return a transparent, itemised, fixed-price proposal — with three material tiers so you stay in control.
Request Your Free QuoteCall: (+971) 050 366 5746 | Email: fitoutandrenovationindubai@gmail.com
Office: 15 32b St, Ras Al Khor Industrial Area 2, Dubai, UAE
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