How Much Does a Fit Out Cost in Dubai? Per Sq Ft Rates, What’s Included & Hidden Costs

A Dubai fit out typically costs around AED 250-1,100 per sq ft, depending on the property, specification, finishes, services, and scope of work. A per-square-foot figure alone rarely tells the full story. One contractor may include MEP works, joinery, permits, and design fees; another may price these separately. This guide breaks down Dubai fit out rates, typical inclusions and exclusions, key cost drivers, contractor quote variations, and hidden expenses such as NOC fees, authority charges, deposits, VAT, and contingency allowances. If you’re planning a Dubai fit out, you can explore Rayfitout’s fit out capabilities before requesting an itemised estimate.

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How Much Does Interior Fit Out Cost per Square Foot in Dubai?

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Cost per sq ft by quality level

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The following indicative price ranges can help with initial budgeting for residential and office fit outs in Dubai. Actual project costs depend on the specified materials, quantity of work, MEP requirements, joinery, property condition and contractor scope.

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Note: These are not fixed market rates. Final pricing is established through the project’s drawings, BOQ, specifications, site conditions and building requirements.

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The starting condition of the property also matters:

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• Shell & Core: The unit is delivered with the primary structure and base building infrastructure, so the fit-out can require internal partitions, ceilings, flooring, lighting, plumbing connections, air-conditioning distribution, fire-safety provisions and finished surfaces.
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• Cat A: The space has basic building services and internal provisions in place, such as ceilings, lighting, mechanical services and finished floors, depending on the landlord’s specification. Tenant-specific partitions, finishes, joinery and layouts are then added.
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• Cat B: The space is completed for a specific occupier, with works such as partitions, meeting rooms, reception areas, flooring, feature ceilings, lighting, joinery, power points, data points, pantry facilities and branded elements.

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Why prices per sq ft differ

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A contractor’s AED-per-sq-ft figure depends on the items included in the measured scope. For example, one apartment quotation may include air-conditioning modifications, new electrical circuits, bathroom plumbing, fitted wardrobes, kitchen cabinetry and installation. Another quotation may exclude kitchen cabinetry and wardrobes, retain the existing air-conditioning system and price design fees separately.

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A 2-bedroom apartment can therefore have a project value of AED 165,000 or AED 560,000+ without either figure being inherently inconsistent. A AED 165,000 package could cover repainting, flooring, selected electrical changes, bathroom upgrades and standard joinery. A AED 560,000+ package could include a new kitchen, full-height wardrobes, bespoke cabinetry, stone surfaces, upgraded bathrooms, extensive lighting, air-conditioning alterations, new electrical circuits and higher-value finishes.

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Other line items can materially change the final invoice. Interior design fees, furniture, appliances, authority submissions, permits and 5% VAT may sit outside the construction rate. A quotation should therefore show construction costs, allowances and excluded items separately before the AED-per-sq-ft figure is used for budgeting.

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What’s Included in a Fit Out Price?

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What’s usually included

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A fit out quotation typically covers the construction and installation work required to complete the specified interior. The exact scope should be confirmed in the quotation and project specifications.

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• Ceilings: Gypsum-board ceilings, bulkheads, access panels and ceiling finishes.
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• Flooring: Tiles, vinyl, carpet, timber or other specified floor finishes, including installation.
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• Walls: Partitions, plastering, wall preparation and specified wall finishes.
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• Electrical: Power points, switches, sockets, lighting points, distribution boards and associated cabling.
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• Plumbing: Water supply and drainage connections for kitchens, bathrooms and other specified fixtures.
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• Air conditioning: Ductwork, diffusers, grilles, thermostats and modifications to existing HVAC services, subject to the building system.
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• Joinery: Fitted wardrobes, cabinets, counters, reception desks and other built-in items listed in the specification.
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• Painting: Surface preparation, primer and the specified number of paint coats.

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What’s often not included

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Several costs can sit outside the construction figure unless the quotation specifically includes them:

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• Furniture: Sofas, beds, tables, loose chairs and decorative pieces.
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• IT: Computers, servers, networking equipment, data hardware and specialist AV equipment.
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• Design fees: Architectural drawings, interior design, engineering and specialist consultancy.
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• Permits and approvals: Building management NOCs, authority submissions and approval charges.
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• VAT: 5% UAE VAT may be added to the quoted amount.
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• Signage: External signs, internal branding and specialist illuminated signage.
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• Insurance: Project-specific insurance requirements may be charged separately.

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Pay close attention to allowances. A quotation may include an allowance for sanitaryware, light fittings, tiles, stone or bespoke joinery rather than a confirmed product and final cost. If the selected item exceeds the allowance, the difference can become a variation. A detailed quotation should identify the allowance amount, specification basis and process for approving any additional cost.

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What Affects the Cost of a Fit Out?

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Size and scope

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Floor area sets the starting point for the budget, then the work package determines the final figure. A 1,500 sq ft office requiring partitions, meeting rooms, reception joinery, new lighting, power points and data cabling needs a larger construction package than a space requiring only surface upgrades. Cat B fit outs also involve tenant-specific works that go beyond the base provisions supplied at Cat A level.

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Materials

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Material selection can change the budget substantially. For example, tiles priced at AED 60 per sq m require AED 60,000 for 1,000 sq m of coverage before installation, while tiles priced at AED 180 per sq m require AED 180,000 for the same quantity. Stone type, timber species, sanitaryware, paint specification and hardware can create similar cost differences.

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Joinery

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Joinery becomes a significant cost item when a project includes fitted wardrobes, kitchen cabinetry, reception desks, media walls, storage units or full-height wall cabinets. Custom dimensions, internal fittings, veneer or lacquer finishes, hardware and integrated lighting all affect the fabrication cost. For projects requiring tailored cabinetry, see our Bespoke Joinery services in Dubai.

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Building rules and services

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Building requirements can add specialist work and additional site costs. Air-conditioning modifications may require new ducts, diffusers or equipment. Fire-safety systems can require sprinkler, alarm or emergency-lighting changes. Lift access may involve booking restrictions, protection requirements or material movement charges. Buildings can also limit noisy work to specific hours, increasing labour requirements when activities must be completed within restricted site windows.

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Design and timeline

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Construction pricing becomes harder to control when drawings leave key details unresolved. Missing dimensions, fixture selections, joinery details or MEP information can lead to variations after work starts. A tight project timeline can require additional labour, extended working hours, expedited material orders or changes to the construction sequence. Finalizing drawings, specifications and key selections before construction helps establish a clearer cost baseline.

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Does Fit Out Cost Differ for Villas, Apartments, and Offices?

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Property type changes the work involved, so the budget needs to account for the specific requirements of the space.

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The figures above are indicative budgeting ranges. The final cost depends on the specification and construction scope.

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Villas

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Villa fit outs can cover a wider scope than the main living areas. A project may include multiple bedrooms and bathrooms, a new kitchen, dressing rooms, wardrobes, stair finishes, majlis areas, staff accommodation, utility rooms and outdoor areas. Custom joinery can become a major budget item when the project includes full-height wardrobes, media walls, kitchen cabinetry and built-in storage.

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Outdoor works may also require flooring, shading, lighting, landscaping-related electrical provisions and service connections. For a larger residential refurbishment, see our Villa Renovation services in Dubai.

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Apartments

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Apartment fit outs usually involve a more contained floor area, with the scope centred on flooring, ceilings, painting, kitchen cabinetry, bathroom upgrades, lighting, electrical works and fitted storage. Building management requirements can add separate costs for NOCs, permits, lift bookings, material movement, protective coverings and restricted working hours.

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For apartments requiring a complete residential interior, explore our Residential Fit Out services in Dubai. Access can also affect labour and logistics. Contractors may need to schedule deliveries around building rules, use designated loading areas and complete noisy activities during approved hours.

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Offices

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Office fit-outs can carry substantial electrical and IT requirements. A typical project may include open-plan power points, data cabling, meeting-room AV provisions, lighting controls, access-control systems, pantry services, partitions, fire-safety modifications and air-conditioning adjustments.

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As an indicative example, a 2,000 sq ft standard office could have a fit-out budget of approximately AED 560,000-1,100,000, depending on the specification and scope. A project with multiple meeting rooms, extensive MEP modifications, higher-grade finishes and substantial joinery will require a larger budget than an office with a simpler specification. For workplace projects, explore our Office Fit Out services.

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Why Do Fit Out Quotes Vary So Much Between Contractors?

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Common reasons

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Fit out quotations can differ significantly when contractors price different specifications or leave items outside the main contract value. For example, the same ceiling item may be quoted at AED 180, AED 245 and AED 290 per m². The price can change according to the ceiling board, metal framing, insulation, access panels, paint system, labour and installation method specified.

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Exclusions can create an even larger difference in the final project cost. One contractor may include MEP alterations, joinery installation, waste removal and final cleaning, while another may charge these as separate items. An allowance of AED 50,000 for joinery also does not establish a final joinery cost if the selected cabinetry later exceeds that amount.

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Payment terms need the same level of attention. A quotation may require 50% upfront, 40% during construction and 10% on completion, while another may use different milestone percentages. The payment structure changes the amount required at different stages of the project.

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How to compare quotes fairly

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Use the same documents and cost categories for every contractor:

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• Send identical architectural, electrical, plumbing and HVAC drawings to all bidders.
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• Give every contractor the same material and finish specifications.
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• Ask for a written list of included and excluded works.
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• Check quantities and unit rates for flooring, ceilings, partitions, painting and joinery.
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• Check allowances for sanitaryware, lighting, appliances, tiles and cabinetry.
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• Request VAT as a separate line item.
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• Request NOC, permit and authority charges as separate line items.
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• Check the deposit, milestone payments, retention and final-payment conditions.
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• Confirm the construction period and the contractor’s charges for approved variations.
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• Check whether waste removal, protection, testing, commissioning and final cleaning are included.

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You can save this checklist and use it when reviewing contractor quotations. For more insight into how fit out standards are maintained during construction, read our blog on Rayfitout’s Interior Fit Out Quality Control Process.

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What Hidden Costs Should You Expect in a Fit Out (NOC, Authority Fees, Deposits)?

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Building NOC fees

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Building management may require a No Objection Certificate (NOC) before fit out work can begin. The application may require project drawings, the scope of work, contractor details and other documents. NOC charges depend on the building and the type of work. For example, Wasl charges AED 545 for an applicable NOC request. A separate refundable security deposit may also apply.

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Authority fees

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Authority approvals can add another cost to the project. For projects under the Dubai Development Authority (DDA), the fit out permit fee is AED 0.90 per sq ft, subject to the applicable minimum and maximum charges. For a 2,000 sq ft project, the base fee would be AED 1,800, with an additional AED 10 Knowledge Dirham and AED 10 Innovation Dirham, giving a total of AED 1,820 for the stated charges.

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DDA fees apply to projects under its jurisdiction. Properties regulated by other authorities can have different approval requirements and charges.

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Refundable deposits

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Building management may require a refundable security deposit before construction starts. This amount protects the property against damage caused during material deliveries, construction or removal of existing finishes.

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The deposit should be listed separately in the quotation. Ask for the building’s refund conditions, inspection requirements and timeframe for releasing the amount. Deductions may apply if the inspection identifies damage or restoration work that the tenant must cover.

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Other costs people miss

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Several expenses can sit outside the contractor’s quoted construction price:

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• VAT: The UAE’s standard VAT rate is 5%. Confirm whether the quoted amount includes VAT.
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• Utilities: Temporary electricity and water used during construction can generate additional charges.
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• Lift charges: Service-lift bookings, protective coverings and material movement may carry building-specific fees.
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• Waste charges: Construction debris may require paid collection, disposal or designated waste-handling services.
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• Furniture: Sofas, beds, dining tables, office desks and loose chairs may fall outside the fit-out contract.
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• Signage: External signs, reception branding and illuminated signage may require separate fabrication, approval and installation.
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• Insurance: The building or contract may require specific insurance coverage during the works.

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Ask the contractor to mark these items as included, excluded or separately priced. That gives you a clearer project budget before construction begins.

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How Much Should You Add for Unexpected Costs?

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Set aside an indicative contingency of 10-15% of the fit out budget for unforeseen work and approved changes. Existing walls may reveal damaged wiring or plumbing after demolition, site conditions may require additional preparation, or a selected material may exceed its original allowance.

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Changes made after construction begins can cost more because they may require removing completed work, ordering additional materials, revising drawings, rescheduling trades or extending site labour. A clearly defined scope reduces these risks, although a contingency remains useful for genuine site discoveries and client-approved changes.

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How Can You Lower Fit Out Costs Without Lowering Quality?

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• Finalize the design before requesting quotations: Give contractors completed drawings, room layouts, material specifications, lighting plans and joinery details. This allows bidders to price the same scope and reduces variations caused by missing information.
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• Use simpler materials in low-visibility areas: Reserve premium stone, feature lighting, decorative wall finishes and bespoke joinery for reception areas, living spaces and other prominent zones. Standard-grade tiles, paint and hardware can be specified for service rooms, storage areas and other functional spaces.
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• Phase non-essential work: If the budget is limited, schedule items such as additional storage, decorative features or secondary rooms for a later stage. Complete essential electrical, plumbing, HVAC, fire-safety and structural work during the main fit out.
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• Request written exclusions: Ask contractors to list items excluded from their price, including furniture, appliances, permits, authority fees, signage, IT equipment and design fees. This makes the quoted totals easier to review.
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• Start permits early: Submit building NOCs and authority applications before the planned construction start date. Delayed approvals can push back site work, labour bookings and material deliveries, creating additional project costs.

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How Rayfitout Handles Fit Out Pricing

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Rayfitout delivers turnkey fit out projects, covering the process through detailed drawings, project requirements, construction and completion. We prepare detailed Bills of Quantities (BOQs) that set out the work items, quantities and associated costs across flooring, ceilings, partitions, painting, electrical works, plumbing, HVAC, joinery and other specified requirements.

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The quotation lists exclusions, allowances, permit and authority charges, and 5% VAT separately, giving owners a clear view of the project cost before work begins.

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For more information about Rayfitout’s approach, discover how Rayfitout works. If you have a Dubai project in mind, request a detailed BOQ and estimate based on your requirements.

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Frequently Asked Questions

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