How Much to Budget for an Apartment Renovation in Dubai
How much should I budget for a complete apartment interior renovation in Dubai? It is the question every property owner asks before the first contractor walks through the door, and most get an incomplete answer. Dubai renovation quotes vary widely. Current 2026 renovation guides also show a significant variation in pricing depending on the size of the apartment, scope of work, materials, and level of finish. Clients routinely receive a number that looks reasonable on paper, then watch costs climb well beyond the original figure before the project is done. The contractor was not necessarily dishonest. The quote simply did not include everything a complete renovation actually requires. At Pure Coalesce, one of the first things we do with Dubai clients is establish a documented budget framework before construction begins, because that single step prevents the most expensive surprises a renovation can deliver.
This article gives you the numbers: AED per sqft ranges by finish level, full line item breakdowns, sample budgets for 1 to 3 bedroom apartments, and a framework for protecting your budget from the hidden costs that can derail a renovation. Whether you are refreshing a rental unit in JVC or doing a full premium fit out in Downtown Dubai, these figures provide useful 2026 planning ranges.
How Much Does Apartment Renovation Cost in Dubai? Per Sqft Rates Explained
The per sqft rate is a useful starting metric in Dubai because it accounts for apartment size variability across different buildings and communities. Three broad finish tiers can help establish an initial budget, although your final renovation cost will depend on the scope, existing conditions, materials, joinery, MEP work, building requirements, and level of finish.
These are indicative planning ranges rather than fixed contractor rates. Current Dubai renovation sources show considerable variation depending on what is included in the renovation package.
Basic Finish: AED 120 to 220 per sqft
At the basic level, you are generally covering fresh paint, flooring replacement, minor bathroom fixture swaps, limited ceiling work, and basic electrical updates, with no major structural or layout changes. This tier suits investors refreshing a rental unit before relisting or owners doing a cosmetic update ahead of resale. It is a legitimate renovation scope, but it is not a complete renovation involving extensive kitchen, bathroom, joinery, or MEP work.
Mid Range Finish: AED 220 to 400 per sqft
This is where many full apartment refurbishments can fall, depending on the scope and specification. A mid range renovation can include a kitchen refit, bathroom upgrades, new flooring throughout, lighting, ceiling work, joinery, and MEP coordination.
If you are planning a complete renovation of your primary residence and want the spaces properly upgraded, this is a useful range for initial budgeting. The actual cost can move considerably depending on the kitchen, bathrooms, joinery, material selection, and extent of electrical and plumbing changes.
Premium and Luxury: AED 400 to 700+ per sqft
Imported marble, bespoke joinery, premium kitchens, smart home integration, high specification fixtures, and significant MEP or layout changes can push a project into premium territory. High end apartment renovations can exceed AED 700 per sqft when bespoke materials, imported finishes, extensive joinery, and complex construction requirements are involved.
One critical distinction is that per sqft rates do not always include the same scope of work. Some contractors quote construction only, while others include joinery, fixtures, design, project management, or other services. Professional fees, permits, building NOCs, VAT, and contingency may therefore need to be calculated separately.
Apartment Renovation Cost in Dubai: Sample 1, 2 and 3 Bedroom Budgets
Applying indicative planning ranges to actual apartment sizes gives you more concrete numbers to work with. The ranges below reflect typical 2026 planning allowances and should be treated as starting points rather than fixed prices.
1 Bedroom Apartments: 650 to 900 sqft
A basic renovation can run approximately AED 40,000 to 80,000. A mid range full renovation can fall around AED 80,000 to 150,000. Premium work can start around AED 150,000 and reach AED 250,000 or more, depending on the specification.
The size variance matters. A 1 bedroom unit in JVC can be around 650 sqft while some apartments in Business Bay can approach 900 sqft or more. Kitchen complexity, bathroom condition, flooring, and joinery are some of the biggest variables in a 1 bedroom renovation budget, so clarify the scope early.
2 Bedroom Apartments: 1,000 to 1,400 sqft
A basic refurbishment can run approximately AED 60,000 to 100,000. Mid range renovations can fall around AED 100,000 to 200,000, while premium fit outs can start around AED 200,000 and exceed AED 350,000.
The 2 bedroom apartment is one of the most common renovation types in Dubai, and these figures assume a substantial refurbishment without major structural changes. The kitchen and master bathroom are typically significant cost drivers, particularly when custom joinery, premium fixtures, stone, plumbing changes, and upgraded finishes are involved.
3 Bedroom Apartments: 1,500 to 2,200 sqft
A basic renovation can run approximately AED 90,000 to 150,000. Mid range work can sit around AED 150,000 to 300,000, while premium fit outs can start around AED 300,000 and reach AED 500,000 or more.
The final figure depends heavily on the apartment size, number of bathrooms, kitchen specification, joinery requirements, flooring, MEP changes, and material selection. These figures should therefore be used as planning allowances rather than contractor quotations.
Every Line Item That Belongs in Your Renovation Budget
Contractors quote for construction, but they do not always present the full cost picture. This is why renovation budgets can consistently come in short. These are the line items that belong in every complete renovation budget breakdown for UAE projects.
Construction and MEP
Demolition, electrical work, plumbing, AC, ceilings, painting, flooring, and other construction activities form the core of most renovation budgets. The proportion allocated to MEP varies significantly depending on the existing condition of the apartment and how much of the electrical, plumbing, and AC systems are being replaced.
MEP stands for mechanical, electrical, and plumbing. If you are changing lighting layouts, adding electrical points, relocating plumbing, upgrading AC systems, or modifying ceilings, these costs should be identified before construction begins.
Rather than assuming a fixed percentage for MEP, ask your contractor to provide a separate allowance for mechanical, electrical, and plumbing work. This makes it much easier to compare quotations accurately.
Joinery, Fixtures, and Fittings
Custom joinery, including kitchen cabinets, wardrobes, TV units, storage, and other built in elements, can become one of the largest line items on a renovation project.
A bespoke kitchen can vary substantially in cost depending on the cabinetry material, hardware, worktop, appliances, internal accessories, and level of customization. Kitchen costs in Dubai can vary considerably by specification, so it is better to establish the kitchen scope and material specification before relying on a single budget figure.
Sanitary ware, lighting, switches, door hardware, mirrors, and other fittings also need to be accounted for separately if they are not included in the contractor's quotation.
Professional Fees, Permits, and VAT
Interior designer fees vary depending on the scope of service and whether the engagement covers design only, procurement, project management, or a complete turnkey service. Percentage based fees can commonly fall within the broad range of approximately 8 to 20%, although fixed fees and other pricing structures are also used.
Approval and permit requirements vary depending on the building, location, authority, and scope of work. For example, the Dubai Development Authority currently lists its fit out permit fee at AED 0.90 per sqft, with a minimum of AED 200 and maximum of AED 10,000, plus AED 10 Knowledge Dirham and AED 10 Innovation Dirham per transaction. Building owner NOCs and approvals from relevant authorities may also be required. You can check the Dubai Development Authority's current fit out permit requirements for the applicable process and documentation.
Because approval requirements vary across Dubai buildings and authorities, do not assume that one permit allowance applies to every apartment. Confirm the requirements with your contractor, consultant, building management, or relevant authority before construction begins.
VAT at 5% generally applies to taxable goods and services supplied by VAT registered businesses. It is important to confirm whether VAT is included in the contractor's quoted price or will be added separately.
Waste removal, protection of common areas, lift bookings, delivery requirements, and building specific requirements can also create additional costs. Always ask your contractor to confirm what is included.
Renovation Budget Breakdown UAE: A Quick Reference
To use these figures as a working renovation budget breakdown for your UAE project, start with your construction cost estimate based on the scope and apartment size. Then identify joinery, fixtures, MEP, professional fees, permits, building NOCs, VAT, and contingency as separate budget categories.
Each of these categories should appear as a distinct row before the first contractor quote arrives.
If a quote you receive does not separate these items, request an itemized breakdown in writing. This allows you to compare contractors on the same basis and makes it easier to identify where one quotation may be excluding costs that another has included.
For a more detailed approach to planning your overall design budget, see our Interior Design Budget Guide.
This is also a good point to understand how an interior designer can help structure the renovation before construction begins. Our Full Interior Design service is designed for clients who want a cohesive approach from planning and design through to implementation.
Hidden Costs and How Much Contingency to Protect Your Budget
Inadequate contingency is one of the biggest reasons Dubai renovations exceed their original budgets. A 10 to 15% contingency is a sensible planning allowance for many full apartment refurbishments. For older apartments, extensive MEP replacement, or gut renovations involving significant structural or systems work, consider 15 to 20%.
The right contingency depends on the age and condition of the property, the extent of demolition, how much of the existing infrastructure is being retained, and how clearly the scope has been documented.
Why Dubai Renovations Need a Contingency
The reason comes down partly to the existing condition of the building. Once demolition begins, outdated wiring, aged plumbing, concealed damage, or discrepancies between existing conditions and original drawings can become visible and need to be resolved before work can continue.
These issues are not necessarily contractor errors. They are realities that can arise when an existing apartment is opened up during renovation.
An AED 180,000 project with a 15% contingency carries AED 27,000 held in reserve. That can make the difference between a project that absorbs unexpected costs and one that stalls mid construction.
The Five Hidden Costs That Cause the Most Overruns
In plain terms, the costs most likely to expand your budget are:
Outdated electrical systems requiring upgrades
AC systems that need repair or replacement
Material price changes on imported tiles, stone, fixtures, and fittings
Scope changes made after construction begins
Building specific restrictions that extend timelines or increase supervision and logistics costs
Add your contingency as a separate, named line in your budget. Not as a mental note. Not as a rough percentage you will recall later. A separate line with a specific AED figure, treated as a reserved allocation from day one.
How Timelines Affect What You Pay
Most clients focus on the final number and treat the timeline as secondary. In Dubai, the two are directly connected, and ignoring the timeline is one of the more expensive planning mistakes you can make.
Realistic Renovation Durations by Finish Level
A cosmetic refresh can take approximately 1 to 2 weeks.
A full 1 bedroom renovation can take approximately 3 to 5 weeks, depending on scope.
A 2 bedroom full renovation can take approximately 5 to 8 weeks for standard finishes, while premium or bespoke work can extend considerably longer.
A larger 3 bedroom premium fit out can take approximately 10 to 14 weeks or more, depending on the scope.
Building approval, NOC requirements, material lead times, access restrictions, and snagging can add additional time. This means a 2 bedroom renovation from design approval to handover can reasonably take approximately 3 to 5 months when the entire process is considered.
The construction period should therefore never be treated as the same thing as the total project duration.
Why Rushing Costs More and Delaying Costs More
Compressing a six week project into three weeks requires parallel trade workflows and can require additional labour or extended working arrangements, depending on building restrictions.
On the other side, delays driven by late material deliveries, particularly with imported tiles and bespoke joinery, extend project management and supervision costs. They can also increase carrying costs if you are renting elsewhere during the renovation and create additional delays for inspections and approvals.
The most cost efficient approach is a realistic timeline agreed upon before work starts, with lead times for materials confirmed before demolition begins. This is a planning discipline, not a matter of luck.
How to Build Your Budget Before You Talk to a Single Contractor
This is where preparation separates projects that land on budget from ones that do not. The sequence matters as much as the numbers.
Start With Documented Scope, Not a Verbal Brief
The most common reason Dubai renovation budgets spiral is that clients approach contractors with a vague vision rather than a documented brief.
Contractors price what they understand. When the scope is unclear, they may underquote to win the job or include allowances that do not accurately reflect your actual intent.
A structured design consultation produces exactly that: a clear scope document, material specifications, and a space by space brief that gives every contractor the same basis to quote against.
Comparisons become meaningful, and the "we did not know you wanted that" conversation mid build becomes much less likely.
At Pure Coalesce, the pre contractor consultation stage is built around producing this documentation for Dubai clients, so the budget you set on paper is the one you are working to on site.
If you are still defining the scope of your renovation, our Interior Design Consultation is a useful starting point for establishing your requirements, priorities, and budget before approaching contractors.
What to Confirm Before Signing Any Contract
Before signing, confirm in writing that VAT is included in the quoted total or clearly identified as an additional cost.
Confirm that permits, NOC fees, building management requirements, and waste disposal are either included or itemized separately.
Confirm that material supply is clearly defined, including what is contractor supplied and what is client supplied.
Confirm that the payment schedule is tied to project milestones rather than requiring a large lump sum upfront.
Confirm what happens when unforeseen conditions are discovered during demolition.
These are not minor administrative details. They are the terms that determine whether your project stays on budget or becomes an expensive lesson in contract clarity.
A Realistic Budget Is the First Design Decision You Make
So, how much should you budget for a complete apartment interior renovation in Dubai?
Based on current 2026 planning ranges, a basic apartment renovation can begin around AED 120 per sqft, while mid range work can fall around AED 220 to 400 per sqft and premium projects can reach AED 400 to 700+ per sqft, depending heavily on scope and specification.
For total project planning, a mid range 1 bedroom renovation can fall around AED 80,000 to 150,000, a 2 bedroom renovation around AED 100,000 to 200,000, and a 3 bedroom renovation around AED 150,000 to 300,000. Premium projects can be significantly higher.
The difference between a project that lands on budget and one that does not usually comes down to preparation: a documented scope, a realistic contingency, and a renovation budget breakdown that includes every major UAE line item before the first contractor quote arrives.
If you are in the early stages of planning, the most cost effective first move is a structured design consultation, one that produces a clear brief, a realistic budget framework, and the documentation every contractor needs to quote accurately.
That foundation is what keeps costs from escalating quietly through the life of a renovation.
Pure Coalesce offers Interior Design Consultations, one on one design consultations structured specifically to build this clarity for Dubai clients, so your renovation starts with a documented plan rather than an optimistic estimate.
Reach out to begin that conversation before the first contractor quote comes in.
We also undertake specialist projects such as Commercial Projects.
Frequently Asked Questions
How Much Should I Budget for a Complete Apartment Interior Renovation in Dubai?
For a mid range full renovation, use approximately AED 220 to 400 per sqft as an initial planning range, depending on the scope and specification. Professional fees, VAT, permits, building NOCs, and contingency may need to be added separately.
As a broader planning guide, a 1 bedroom renovation can fall around AED 80,000 to 150,000, a 2 bedroom renovation around AED 100,000 to 200,000, and a 3 bedroom renovation around AED 150,000 to 300,000 for mid range work. Premium specifications can take the budget considerably higher.
Is There a Renovation Cost Calculator for Dubai?
The most reliable approach is to build a line by line renovation budget breakdown before approaching contractors.
Use the apartment size and indicative renovation ranges above as your starting point, then identify the specific scope for kitchen, bathrooms, flooring, joinery, electrical work, plumbing, AC, ceilings, painting, fixtures, professional fees, approvals, VAT, and contingency.
A structured design consultation with a qualified interior designer can produce a project specific budget framework that functions as your working cost calculator for the Dubai renovation market.
What Hidden Costs Do Dubai Apartment Renovations Typically Include?
The most common budget expanders are electrical upgrades, AC repairs or replacement, building approval and NOC requirements, waste disposal, material changes, additional joinery, and scope changes made after construction begins.
VAT at 5% can also affect the final cost when it has not been included in the original quotation. The UAE Federal Tax Authority confirms that VAT is generally applied at 5% to taxable goods and services unless a specific exemption or zero rating applies.
A contingency of 10 to 15% is a sensible planning allowance for many full apartment renovations. For older apartments or extensive renovation work, consider 15 to 20%.
How Long Does a Full Apartment Renovation Take in Dubai?
A mid range 2 bedroom renovation can take approximately 5 to 8 weeks for construction, depending on scope and building restrictions.
Premium or bespoke work can take longer. Building NOC and approval requirements, material lead times, delivery restrictions, and snagging can add additional time.
As a result, the total project duration from design approval to handover can reasonably be around 3 to 5 months for a 2 bedroom apartment when the full process is considered.
The construction period and the total project duration are not the same thing, so make sure your contractor gives you a timeline covering design, approvals, procurement, construction, inspections, and snagging.