Turnkey interior fit out in Dubai: what one contract covers
A turnkey interior fit out in Dubai puts design, authority approvals, MEP, joinery, finishing and handover under one contract, one price and one programme. Below is what that scope should contain, what it costs per sq ft, and where Dubai projects usually slip.
Why work with INTERIOXPERT TECHNICAL SERVICES CO. L.L.C
- Single contract covering design, approvals, MEP, joinery and finishing
- One named point of contact from first survey to handover
- Written scope with exclusions listed before you sign
- Itemised quotes showing provisional sums and allowances separately
- Snag list closed and signed off before final payment
- Direct phone and WhatsApp line on +971 58 510 1641 during works
What turnkey means here, and how it differs from the other two routes
Turnkey means the contractor carries the whole package: design, approvals, construction, furniture and handover, with one point of liability. The difference from a design-only appointment or a client-managed package is mostly about who owns the risk when two trades disagree.
Design only
You pay a designer for drawings, then tender the build to separate contractors. It looks cheapest on paper, and you become the project manager.
Client managed package
You appoint MEP, ceilings, joinery and flooring contractors yourself and pay each one directly. If the ducting lands where the partition was meant to sit, both trades charge you for the fix.
Turnkey single contract
One interior fit out company in Dubai holds design, approvals and site delivery. The same conversation about a moving duct stays internal.
| Route | Who runs the programme | Coordination risk | Your time per week |
|---|---|---|---|
| Design only | You | You | 6 to 10 hours |
| Client managed | You | Split across trades | 10 to 15 hours |
| Turnkey | Contractor | Contractor | 1 to 2 hours |
Scope checklist to insist on in writing
Every line below should appear in the contract or in a signed scope document. A quote that skips a line is not cheaper, it is incomplete.
- Design: concept, space planning, joinery details, services drawings and as-built set
- Authority approvals: Dubai Municipality permit, Civil Defence where fire systems change, DEWA connection, landlord and building management NOC
- MEP and electrical: HVAC, ducting, diffuser positions, lighting layout, power and data containment, plumbing, fire alarm interfaces, testing and commissioning
- Joinery and millwork: reception counter, storage, built-in seating, partitions, doors and ironmongery
- Ceilings, floors and paint: grid or gypsum ceilings, access panels, screed, tiling, carpet or vinyl, wall finishes
- Furniture: supply, delivery, positioning and built-in elements
- Snagging and handover: snag list, touch-ups, deep clean, O&M file and warranty letters
Reception joinery, branding wall and glass partitioning delivered under one contract.
Why one contract wins on liability and programme
A single contract moves trade coordination, site safety responsibility and the warranty chase off your desk. You approve one programme and one payment schedule instead of chasing four suppliers.
- Sequential trades become one linked programme
- One insurance and site safety responsibility
- One warranty contact after handover
- One party to chase when a date moves
- Approvals handled by the party that drew the plans
A turnkey fit out contractor in Dubai also absorbs the cost of rework between trades. In a split package, a diffuser set in the wrong place becomes a variation charged to you twice.
Fit-out timeline by stage
For a 2,000 to 3,000 sq ft unit in Dubai, plan 8 to 14 weeks from survey to handover. Approvals take 2 to 4 weeks of that, and the clock only starts when drawings are complete.
- Survey and brief, 3 to 5 days. Measure the unit, check landlord rules, MEP capacity and the activity allowed for the premises.
- Design and drawings, 1 to 2 weeks. Layout, joinery details and services drawings prepared for submission.
- Authority submissions, 2 to 4 weeks. Municipality permit, Civil Defence, DEWA and the building NOC.
- Mobilisation, 3 to 5 days. Protection, hoarding, site setup and demolition.
- MEP first fix and partitioning, 2 to 3 weeks.
- Ceilings, joinery installation and second fix, 2 to 3 weeks.
- Finishes and furniture, 1 to 2 weeks.
- Testing, snagging and handover, 5 to 10 days.
Shell and core units usually run 10 to 16 weeks because everything starts from nothing, but there is no hidden condition to investigate. Refurbishment moves faster on site and slower at the start, because time goes into checking what sits above the old ceiling. The usual delays are authority comments on drawings, imported furniture, a late landlord NOC, and finish selections made after the ceiling grid is already up.
Workstation rows and built-in storage installed after MEP first fix and ceiling works.
What a turnkey fit out costs in Dubai
Most Dubai premises land between AED 130 and AED 450 per sq ft. Joinery-heavy, sanitary and food and beverage units sit above that band because of extraction, suppression and stainless steel work.
| Specification | AED per sq ft | Typical contents |
|---|---|---|
| Basic | 130 to 180 | Paint, simple flooring, light partitioning, like-for-like MEP |
| Standard | 180 to 280 | New ceilings, mid-range joinery, lighting and HVAC changes, furniture |
| Mid to high | 280 to 450 | Feature joinery, upgraded finishes, redesigned services |
| Retail and F&B | 450 to 700 | Kitchens, extraction, suppression, branded millwork |
Worked example: 2,500 sq ft refurbishment at standard specification.
- Design and authority drawings: AED 35,000
- Permits, NOC and submission fees: AED 18,000
- MEP, HVAC, electrical, plumbing, fire interfaces, testing: AED 125,000
- Partitioning, ceilings, flooring and paint: AED 115,000
- Joinery and millwork: AED 130,000
- Furniture supply and install: AED 90,000
- Site preliminaries, supervision, protection, waste removal: AED 25,000
- Snagging, cleaning and handover documentation: AED 12,000
Total: AED 550,000, or AED 220 per sq ft.
Variation order, billed separately: extra data cabling and one additional glass partition at AED 26,500, approved in writing before the work started.
To turn those bands into a real number for your unit, send the floor plan and request a turnkey fit out quote.
Dubai approvals, access and building rules
Approvals and building access delay Dubai fit outs more often than construction does. Sort both before you order joinery.
- Dubai Municipality fit out permit and any change-of-use submission
- Dubai Civil Defence approval where fire alarm, sprinkler or suppression systems change
- DEWA connection or meter upgrade if the electrical load increases
- Landlord and building management NOC, method statement and refundable deposit
- Service charges during the works, normally payable by the tenant
- Working hours, usually weekdays 8am to 6pm, with noisy works limited and night or weekend work needing written approval
- DET trade licence carrying the right activity for the premises, since the unit must be approved for that use
How to compare turnkey quotes so the cheapest number is not the cheapest job
Compare exclusions, provisional sums and payment schedules before you compare totals. Two quotes with a 30 percent gap usually differ on scope, not on margin.
- Read the exclusions list twice, especially approvals, furniture and MEP
- Check what is a provisional sum, since joinery, signage and furniture are often left open
- Compare payment schedules, because 50 percent upfront is a cash flow risk for you
- Confirm who pays authority fees, deposits and building service charges
- Ask for the snagging process and the retention held until it closes
- Check the warranty period and who answers the call in month eight
Ask for completed fit out projects in Dubai and visit one. Door alignment, ceiling lines and finish quality tell you more than a render.
Common mistakes
Buying on the lowest number
The lowest quote is usually the one with the longest exclusion list. Authority fees, joinery and furniture then reappear as variations.
Leaving joinery and furniture out of the comparison
Reception counters, storage and loose furniture can add 25 to 35 percent to a fit out. Compare them inside the total, not afterwards.
Signing before drawings are approved
Permits can come back with comments that change the layout. Starting demolition early means paying twice for the same wall.
Skipping the snag list and retention
Without a signed snag list and retention, small defects stay small defects for a year. Close the list, then release the money.
Frequently asked questions
How much does a turnkey interior fit out cost in Dubai?
Most premises sit between AED 180 and AED 280 per sq ft at standard specification, and between AED 280 and AED 450 per sq ft where joinery, finishes and services are upgraded. A 2,500 sq ft refurbishment at AED 220 per sq ft works out near AED 550,000 including design, approvals, MEP, joinery, finishing, furniture and handover. Basic work starts nearer AED 130 per sq ft, and heavy retail or F&B joinery runs past AED 450 per sq ft.
How long does a turnkey fit out take in Dubai?
Plan 8 to 14 weeks for a 2,000 to 3,000 sq ft unit from survey to handover, and expect authority approvals to take 2 to 4 weeks of that. Shell and core units usually run 10 to 16 weeks because all services and partitioning start from scratch, although there is less existing condition to verify.
Do you handle Dubai Municipality and DET approvals as part of the contract?
Yes. The fit out permit, Civil Defence submissions where fire systems change, DEWA connection requests and the landlord NOC all sit inside the single contract. For commercial premises the DET trade licence must carry the right activity and the unit must be approved for that use, so this is checked before drawings start.
What is the difference between a turnkey fit out and design and build?
The two overlap in practice. Design and build means one company designs and constructs. Turnkey adds approvals, furniture, snagging and handover to that, under one final price for a defined scope.
Can you work in an occupied building with working-hour restrictions?
Yes. Most buildings limit noisy works to set hours and ask for a method statement, protection to common areas and a refundable deposit before mobilisation. Night and weekend work normally needs written approval from building management, and service charges during the works stay payable by the tenant.
