Fit-Out Cost in Dubai: What It Costs per Square Foot

A fit-out in Dubai starts from AED 250 per square foot for an essential specification, AED 450 for premium and AED 800 for luxury. Those are starting points before 5% VAT and a typical 10% contingency, and they describe the build only — approval fees, deposits and long-lead procurement sit outside the rate. This guide sets out what moves a project between bands, which costs are commonly quoted out of scope, and why a rate per square foot on its own is not a price.

The three bands

Band Per square foot What it typically covers
Essential from AED 250 Sound, functional finish — standard partitions, ceilings, flooring and joinery
Premium from AED 450 Specified finishes, bespoke joinery and a fuller MEP scope
Luxury from AED 800 Feature materials, custom fabrication and design-led detailing throughout

All three are indicative starting points, before 5% VAT and a typical ~10% contingency. They are not quotes. A fixed price is set against a defined scope after a site visit.

What moves a project between bands

The band is set by specification, not by the size of the space. Five things move it:

  • Substrates and finishes. Moisture-resistant boards, edge-sealing and temperature-rated adhesives cost more up front and are the main reason two identical-looking fit-outs have different service lives in Dubai's humidity.
  • Joinery ratio. Bespoke joinery is the single largest swing item in most residential and retail fit-outs.
  • MEP scope. Re-routing services costs materially more than working to the existing layout. Changing the layout of a kitchen or a wet area is an MEP decision before it is a design decision.
  • Property type. Against an apartment base, villas run roughly 1.8x, townhouses roughly 1.4x and offices roughly 1.3x. These are indicative ratios, not a rate card.
  • Programme compression. Buying time — overtime, expedited procurement, parallel trades — is charged, and it is the most avoidable premium on this list.

The five costs that sit outside the rate

A rate per square foot describes the build. These are real project costs and are commonly quoted separately, so check each one before comparing two numbers:

  1. Authority and approval fees. These vary by authority, location and project size, and several authorities do not publish them. See the fit-out approvals hub for what applies to your jurisdiction.
  2. Developer or mall deposit. Usually refundable after handover. It is a commercial term set by the building, not an authority charge.
  3. Consultant fees, where a registered consultant is appointed separately rather than through the contractor.
  4. Long-lead procurement. Imported stone, specialist glass and bespoke hardware are priced on lead time as much as on material.
  5. Contingency. Around 10% is normal. A quote presented without one has moved the risk to you, not removed it.

Why cost differs by space type

Different spaces carry different approval chains, and the chain shows up in the cost as much as in the programme.

Space type Approvals on top of the location permit What makes it different
Office fit-out Office fit-out approval Adds Civil Defence review of detection, suppression and means of escape to the location authority's permit.
Retail fit-out Retail fit-out approval Mall or landlord fit-out guidelines and shopfront rules usually bind tighter than the authority permit.
Restaurant and F&B fit-out Restaurant fit-out approval, Food Safety approval Carries the longest chain: kitchen extraction, grease management and a food-safety layer on top of fire approval.
Hospitality fit-out Food Safety approval Guest-facing areas follow the commercial fire route; any food operation adds the food-safety layer.
Villa and residential fit-out Internal Modification approval, Villa Extension approval, External Works approval Whether a permit is needed at all turns on if the works touch structure, services or footprint.
Gym fit-out Office fit-out approval Treated as a commercial fit-out; floor loading and ventilation drive the engineering, not the permit route.

Restaurant and F&B fit-outs are the clearest example: kitchen extraction, grease management and a food-safety layer sit on top of the fire approval every commercial space needs.

Reading two quotes properly

Two quotes at the same rate per square foot can differ by years of service life. Compare on scope, not on rate:

  • Is there a bill of quantities? A rate without one is an estimate that will be re-measured.
  • Are substrates named? "Moisture-resistant board" is a specification. "Quality materials" is not.
  • What is excluded? The exclusions list is more informative than the inclusions list.
  • Is the contingency stated? If not, ask where the risk sits.
  • Is VAT shown? 5% on a fit-out is a material number.

For an indicative figure before a site visit, use our cost calculator. For how the programme is paced, see the fit-out timeline guide.

Frequently Asked Questions

How much does a fit-out cost per square foot in Dubai?

Indicatively, from AED 250 per square foot for an essential specification, AED 450 for premium and AED 800 for luxury. These are starting points before 5% VAT and a typical 10% contingency. Villas carry a higher multiplier than apartments and offices sit between the two. A fixed price is confirmed against a defined scope after a free site visit.

What is not included in a fit-out rate per square foot?

The rate describes the build. Authority and approval fees, the developer or mall deposit, separately appointed consultant fees, long-lead procurement and contingency are commonly quoted outside it. Check each before comparing two numbers, because a lower rate with more exclusions is not a lower price.

How much should I allow for contingency on a Dubai fit-out?

Around 10% is normal market practice, on top of the quoted scope and before VAT. A quote presented with no contingency has not removed the risk, it has moved it to you. Ask specifically what happens if a site condition differs from the survey.

Do fit-out approvals cost extra?

Yes, and they usually sit outside the build rate. Approval fees vary by authority, location, project type and size, and several Dubai authorities do not publish them. We confirm the current figures for your specific project rather than quote a number that may be out of date.

Why do two fit-out quotes at the same price differ so much?

Because the rate says nothing about substrates, adhesives, hardware or who carries the approval risk. In Dubai's heat and humidity, the boards behind the doors decide whether a kitchen lasts fifteen years or two. Compare the bill of quantities and the exclusions list rather than the headline rate.