Interior fit out cost per square foot in Dubai 2026
For a turnkey, mid-spec project in 2026, interior fit out cost per square foot in Dubai sits at roughly 220 to 400 AED for shell-and-core office space, 180 to 320 AED for an apartment, and 350 to 700 AED for retail or F&B. Two contractors can quote the same room 40 percent apart and both be honest, because a per-square-foot rate only becomes a price once the scope behind it is fixed.
Why work with INTERIOXPERT TECHNICAL SERVICES CO. L.L.C
INTERIOXPERT TECHNICAL SERVICES CO. L.L.C is a Dubai technical services and fit out contractor that prices work as a turnkey package rather than a day rate.
- Licensed Dubai LLC delivering technical services and interior fit out under one contract
- Turnkey scope covering MEP, joinery, ceilings, partitions and finishes
- Itemised BOQ and a fixed per-square-foot rate in every interior fit out quotation in Dubai
- Direct phone and WhatsApp line on +971 58 510 1641 for pricing and site questions
- Fit out permit coordination with DET, Dubai Municipality and Civil Defence handled in house
- A written handover programme issued to the client before works start on site
What a cost per square foot rate actually covers, and what it excludes
A real turnkey rate covers everything needed to walk in and work: design coordination, MEP design and installation, ceilings, partitions, doors, joinery, flooring, paint, lighting, data cabling, HVAC distribution, fire detection, testing, commissioning and handover with as-built drawings. It is a delivered price for a finished, occupiable space.
What it usually leaves out matters just as much. Furniture, loose seating, plants, IT hardware, signage, audio visual kit and security systems are commonly excluded. So are authority fees, which many contractors show as a pass-through at cost, and any landlord reinstatement obligation that belongs to the tenant. Structural work, new staircases and major civil changes almost never sit inside a per-square-foot rate.
Also outside unless named: premium imported finishes, acoustically rated systems, kitchen equipment in F&B units, and spare electrical or cooling capacity for future growth. When a quote lands 30 percent below the market band, the missing line items are usually here.
Workstation density moves cost as much as floor area does, because every extra desk adds power, data and cooling load.
Indicative AED per square foot bands by space type
Treat these as planning bands for 2026, not fixed prices. They are quoted in AED per square foot of built-up area and assume a standard Dubai building, normal working hours and no structural change.
| Space type | Indicative AED per sq ft, 2026 | What the band normally assumes |
|---|---|---|
| Apartment, mid-spec | 180 to 320 | Gypsum ceilings, joinery, MEP alterations, paint, flooring |
| Villa, mid to high spec | 250 to 450 | Full MEP rework, joinery, stone, landscape interface |
| Shell-and-core office, CAT B | 220 to 400 | Partitions, ceiling grid, HVAC distribution, data, finishes |
| Retail and F&B | 350 to 700 | Shopfront, kitchen exhaust, grease trap, food safety compliance |
| Warm shell, light refresh | 90 to 160 | Paint, flooring, minor joinery, no MEP redesign |
Small jobs sit at the top of each band. A 600 sq ft office carries the same mobilisation, supervision and permit overhead as a 3,000 sq ft one, so the rate for small areas often runs 15 to 25 percent higher.
A worked example: 1,500 sq ft shell-and-core office in Dubai
At 285 AED per sq ft, a 1,500 sq ft CAT B office fit out in Dubai comes to 427,500 AED. Here is how that figure is built.
- Fix the brief: headcount, meeting rooms, reception, storage and any space held back for growth.
- Mark up the layout and confirm the partition and ceiling strategy with the landlord.
- Price MEP first, because HVAC, electrical, plumbing and fire usually account for 25 to 35 percent of the total.
- Price the visible elements: glass partitions, joinery, ceilings, flooring and paint.
- Add allowances for authority fees, protection, cleaning, testing and commissioning.
- Fix the rate and issue an itemised BOQ with inclusions and exclusions written down.
The line split looks like this. Demolition and enabling 12,000 AED. MEP 95,000 AED. Glass partitions 55,000 AED. Ceilings and partitions 70,000 AED. Joinery 60,000 AED. Flooring 45,000 AED. Paint and finishes 38,000 AED. Permits and approvals 25,000 AED. Preliminaries, protection, cleaning and handover 27,500 AED.
Change the spec to an exposed ceiling with surface-mounted services and the total drops by around 30,000 AED. Move into a Grade A tower with a landlord-approved contractor list and joinery in imported veneers, and the same 1,500 sq ft climbs past 480,000 AED.
Duration matters as much as money, and how long does an interior fit out take in Dubai sets out the programme that sits behind this budget.
What pushes the per-square-foot rate up
Five items move a Dubai fit out rate more than anything else.
- MEP. A full HVAC redesign with new fan coil units, ducting and controls can add 60 to 120 AED per sq ft. Reusing existing units and diffusers saves more than any other single decision on shell-and-core space.
- Joinery. Bespoke reception desks, pantry units and storage run 400 to 1,200 AED per linear foot, and veneer or lacquer costs more than laminate or melamine.
- Glass partitions. Single glazed framed systems start near 350 AED per sq m, and double glazed acoustic systems with sliding doors can be three times that.
- Ceilings. A plasterboard ceiling with recessed lighting runs 65 to 110 AED per sq m. Exposed services and a painted deck cut that figure but often need acoustic treatment in open offices.
- Imported finishes. Italian porcelain, engineered oak and specialist wall coverings are the quickest route from the middle of a band to the top of it.
Open ceilings with surface-mounted services reduce cost, but plan acoustic baffles for meeting rooms and call areas.
Permits and approvals: what they cost and who carries them
Budget 10,000 to 35,000 AED in authority costs for a 1,500 sq ft office and treat it as a separate line rather than a surprise invoice at handover.
The main items are the Dubai Municipality or DET fit out permit, based on area and contract value and commonly 3,000 to 12,000 AED for a small office; Dubai Civil Defence review of fire detection, alarm and means of escape, usually 2,000 to 6,000 AED; and DEWA works for load changes, sub-metering or connection upgrades, which run from 3,000 to 15,000 AED depending on load. Free zone premises such as DMCC, JAFZA or Dubai Internet City are approved by the zone authority instead of DET, each with its own submission format.
On responsibility: the contractor should prepare drawings, submit, answer comments and attend inspections. Building management approvals and the landlord no objection certificate sit with the tenant. Most Dubai contracts make approval fees a pass-through at cost with the contractor fee already inside the rate, so ask which of the two you are paying.
How to compare two per-square-foot quotes fairly
Never compare two rates before comparing the scope. A 240 AED quote that excludes MEP and glass partitions costs more than a 310 AED quote that includes both.
- Scope of works. Match line by line against your own schedule and ask what is excluded, in writing.
- BOQ detail. A real BOQ lists quantities, brands, models and finishes. A single lump sum tells you nothing.
- Exclusions and assumptions. Watch for words such as provisional, subject to site conditions, or by others.
- Payment milestones. Common Dubai terms are 30 percent mobilisation, 40 percent against delivered materials and progress, 25 percent on completion and 5 percent retention released after the defect liability period.
- Programme and penalties. Compare handover dates and ask what happens if the date slips.
- After-sales cover. Confirm the defect liability period, usually 12 months, and who returns for snagging.
Review completed interior fit out projects in Dubai to see the specification level behind each rate, then request a turnkey fit out quote in Dubai with your floor plan and we will return an itemised BOQ. For the full scope breakdown, see our turnkey interior fit out Dubai service page.
Frequently asked questions
How much does an interior fit out cost per square foot in Dubai in 2026?
Indicative 2026 bands are 180 to 320 AED per sq ft for a mid-spec apartment, 220 to 400 AED for shell-and-core office fit out, 250 to 450 AED for a villa and 350 to 700 AED for retail or F&B. Small areas under 1,000 sq ft sit at the top of those bands because mobilisation and permit costs do not shrink with area.
Is an office fit out cheaper per square foot than a villa fit out?
Usually yes, for shell-and-core space with a repetitive layout. Office fit out cost per square foot in Dubai often lands under a villa rate because villas carry more MEP rework, joinery, wet areas and room-by-room finish variation. A high-spec private office in a Grade A tower can match or exceed villa rates.
Does the per-square-foot rate include DET permit fees and DEWA charges?
Not always. Many contractors show authority fees as a pass-through at cost, so the rate covers the work but not the permit. For a 1,500 sq ft office, budget 10,000 to 35,000 AED across DET or Dubai Municipality, Civil Defence and DEWA, and confirm in the BOQ who pays each one.
Why do two interior fit out quotations in Dubai differ so much for the same space?
Because the scope behind the rate differs. One quote may exclude MEP redesign, glass partitions, data cabling or furniture and leave them as provisional sums. The other may include them with named brands. Compare the BOQ line by line, not the headline rate.
How long does a 1,500 sq ft office fit out take in Dubai?
Typically 8 to 14 weeks from permit submission to handover, with 4 to 8 weeks on site. Permit approval alone takes 2 to 5 weeks depending on the authority. Long-lead joinery and imported finishes usually set the critical path.
Can I get a fixed price interior fit out quotation in Dubai before signing the lease?
Yes, and it is worth doing. Share the floor plan, the building name and your headcount, and ask for an itemised BOQ with inclusions and exclusions before you commit to the lease. Confirm what the landlord permits for ceiling heights, HVAC modifications and working hours, because those three items change the rate most.
