You handed over a deposit, a mood board and a set of keys. Twelve weeks later the site is a half-demolished shell, the "contractor" has stopped answering, and you have just learned there was never an approval filed with your building in the first place.
This is the quiet disaster behind a huge share of fit-out jobs in Dubai — apartments, villas and offices alike. Not because the work is impossible, but because most people hire on a nice showroom and a low number, then discover too late that the company was never licensed for their building, never priced the job honestly, and never intended to pull the permits.
This guide fixes that. You will get the real 2026 per-square-foot costs for apartment, villa and office fit-outs, the full approval and NOC process explained in plain English, and an exact checklist to verify a fit-out company before a single dirham leaves your account. No company names to sell you — just the criteria that separate the ones who finish from the ones who vanish.
What a fit-out company actually does
A fit-out company turns a bare or dated space into a finished, usable one — flooring, ceilings, partitions, electrics, plumbing, joinery, paint, lighting and the authority approvals that make it all legal. The confusion starts because "fit-out" covers three very different starting points, and the word gets used loosely by everyone quoting you.
Shell & core, Cat A and Cat B
- Shell & core — the base building only: structure, external walls, lifts, main services stopped at the door. No floors, no ceilings, no power distribution inside your unit. Common for brand-new commercial towers.
- Cat A — a landlord-level fit-out: raised or finished floors, suspended ceilings, basic lighting, HVAC, fire detection and blank walls. It is "market ready" but generic — no branding, no rooms.
- Cat B — your fit-out: partitions and meeting rooms, joinery, kitchens, feature lighting, flooring finishes, furniture and everything that makes the space yours. This is where most of the money and design lives.
For homes the same idea applies without the labels: a cosmetic refresh (paint, flooring, light joinery) sits at one end, and a full strip-out to bare block-work with new kitchens, bathrooms and MEP sits at the other. The further you go, the more approvals you trigger.
Turnkey vs design-and-build vs supply-only
Most reputable fit-out contractors offer turnkey (design, approvals, build and handover under one contract) or design-and-build (they design and construct, you manage furniture separately). Cheaper "supply-and-install only" outfits build to someone else's drawings and leave you to chase the permits — fine if you have a consultant, a trap if you do not. Know which one you are buying before you compare prices, because a turnkey quote and a supply-only quote are not the same product.
Honest 2026 fit-out costs in Dubai (per sq ft)
Here is what the ten "best fit-out companies" listicles refuse to print: actual numbers. Costs move with finish level, MEP complexity, building location and how much structural change you make. These are realistic 2026 UAE ranges to budget against — always confirm with itemised quotes, and add 5% VAT on top, which applies to fit-out works.
Office fit-out cost
Apartment & villa fit-out cost
The two rooms that swallow budgets are kitchens and bathrooms. Expect a kitchen fit-out to run AED 45,000–80,000 for a basic refresh, AED 80,000–180,000 mid-range with custom cabinetry and integrated appliances, and AED 180,000–400,000+ for a luxury replacement. Budget AED 25,000–80,000 per bathroom depending on fixtures and how much you re-route plumbing.
The part nobody explains: fit-out approvals & NOCs
You cannot legally start most fit-out work in Dubai until the right permit is in hand — and which authority you answer to depends entirely on where your building sits, not on who your contractor knows. Get this wrong and the building security desk turns your crew away on day one. A competent fit-out company handles every step below; a cheap one hopes you never ask.
Step 1 — the developer / building owner NOC
Almost every job starts with a No Objection Certificate from your developer or building management (Emaar, Nakheel, DAMAC, or your tower's OA). To issue it they will want your Ejari (registered tenancy), a contractor appointment letter, the contractor's valid trade licence and insurance, and stamped design drawings. This NOC is the key that unlocks the government permit — no developer NOC, no permit.
Step 2 — the permit authority for YOUR location
This is the step people get wrong. Dubai is split across several permitting bodies, and your contractor must be registered with the one that governs your building:
As a concrete example, a DDA fit-out permit (for a TECOM-zone office) needs the permit request form, contractor appointment letter, Ejari, the building owner's NOC, and approved stamped drawings. It is filed on DDA's Zoning e-Services portal, processing is quick — around 2 working days — and the fee is AED 0.90 per sq ft (minimum AED 200, maximum AED 10,000) plus small knowledge and innovation dirham charges. The permit is valid for 6 months. Dubai Municipality permits for structural, MEP or fire-affecting works take longer — roughly 2–3 weeks and commonly AED 2,000–5,000 depending on scope.
Step 3 — Civil Defence, DEWA and the completion certificate
Anything touching fire alarms, sprinklers, emergency exits or occupancy needs Dubai Civil Defence approval (typically 2–4 weeks), and you must secure the Civil Defence completion certificate before the authority will issue your fit-out completion certificate. Electrical connections and meters run through DEWA. If your scope includes CCTV, that falls under SIRA. Skipping these is how a "finished" space fails its final inspection and stays legally unusable.
How to verify a fit-out company before you pay
A polished website and a showroom mean nothing. Verification means documents you can check and references you can call. Run every shortlisted company through this list — the good ones pass it in five minutes, the risky ones start making excuses.
- Valid DET/DED trade licence that actually lists fit-out / interior contracting as an activity — not a generic trading licence.
- Registered with the permit authority for your building (DM, DDA, Trakhees or your free zone).
- Third-party liability and workmen's insurance in place for the site.
- A written, itemised quote — materials, labour, MEP, approvals and VAT broken out line by line, not one lump sum.
- A clear staged payment schedule tied to milestones (never a large up-front deposit for the full job).
- A written workmanship warranty and defects-liability period after handover.
- Two or three recent, contactable references in a building or community like yours.
- Demands 50%+ up front, or the full amount, before any work starts.
- "Cash only," no VAT invoice, or a price that is suspiciously below every other quote.
- Cannot name your building's permit authority or "will sort approvals later."
- No written scope — just a WhatsApp number and a verbal promise.
- Refuses to put timeline, payment stages or warranty in the contract.
- Trade licence name does not match the bank account you are asked to pay.
Get quotes from verified fit-out companies — free
Vetting licences, insurance and authority registrations one company at a time is slow, and the low bidder is rarely the safe one. TaskRight does the checking first. Every fit-out company on the platform is a verified RightPro — licence and credentials confirmed before they can quote you. You describe the job once, receive quotes from matched, verified companies, and hire the one you trust directly. There is zero commission — providers keep 100% of the job, so your quote is the real price with nothing skimmed on top. Comparing quotes is completely free.
👉 Find verified fit-out companies in Dubai →
Frequently asked questions
What does a fit-out company do?
A fit-out company transforms a bare or dated space into a finished, functional one — flooring, ceilings, partitions, electrics, plumbing, joinery, lighting and finishes — and, if you hire a turnkey contractor, it also handles the design and the developer and government approvals through to handover.
How much does a fit-out cost in Dubai?
Homes run roughly AED 250–450 per sq ft for a cosmetic refresh, AED 450–700 mid-range, and AED 1,200–2,000+ per sq ft for a luxury villa strip-out. Offices run AED 130–200 per sq ft for Cat A, AED 220–650 for a standard Cat B turnkey, and AED 650–1,200+ for premium corporate space. Add 5% VAT and confirm with itemised quotes.
How much does an office fit-out cost per square foot?
In 2026, expect AED 130–200 per sq ft for a Cat A light refurbishment, AED 220–650 per sq ft for a standard Cat B turnkey fit-out (the most common), and AED 650–1,200+ per sq ft for premium, DIFC-grade corporate interiors.
What is the difference between Cat A and Cat B fit-out?
Cat A is a landlord-level, market-ready shell — finished floors and ceilings, HVAC, basic lighting and blank walls. Cat B is the tenant's fit-out: partitions, meeting rooms, joinery, branding, feature lighting and furniture. Shell & core is the raw base building before either, with services stopped at the unit door.
How long does a fit-out take in Dubai?
A studio or small apartment usually takes 6–16 weeks, a full villa 4–9 months, and a standard Cat B office 6–12 weeks on site. Add 2–4 weeks up front for developer NOC and authority permits before construction can begin.
Do I need a permit or NOC for a fit-out in Dubai?
Yes. Almost every fit-out needs a No Objection Certificate from your developer or building management, plus a permit from the authority governing your building — Dubai Municipality on the mainland, DDA in TECOM free zones, Trakhees for Palm Jumeirah, Jebel Ali and other Nakheel communities, or your specific free zone (DMCC, DIFC, JAFZA, Dubai South). Fire-related works also need Civil Defence approval.
What is the DDA fit-out permit process?
For a TECOM free-zone property, your contractor files a fit-out permit on the DDA Zoning e-Services portal with the permit request form, contractor appointment letter, Ejari, building owner's NOC and stamped drawings. Processing is about 2 working days, the fee is AED 0.90 per sq ft (minimum AED 200, maximum AED 10,000) plus small knowledge and innovation dirham charges, and the permit is valid for 6 months.
What is Trakhees and when does it apply?
Trakhees is the regulatory arm of the Ports, Customs & Free Zone Corporation. It governs fit-out and construction approvals in Nakheel and PCFC communities such as Palm Jumeirah, Jebel Ali (JAFZA), Jumeirah Islands and Discovery Gardens. If your property is in one of those areas, your contractor must be registered with Trakhees, not Dubai Municipality.
How do I choose and verify a fit-out company in Dubai?
Confirm a valid DET/DED trade licence listing fit-out as an activity, registration with your building's permit authority, valid site insurance, an itemised written quote with staged milestone payments, a workmanship warranty, and two or three recent contactable references. Avoid anyone demanding large up-front payment, refusing a VAT invoice, or unable to name your permit authority. TaskRight verifies these credentials before a company can quote you.
Is VAT charged on fit-out work in Dubai?
Yes. Fit-out and interior contracting works are subject to 5% UAE VAT. A legitimate company issues a proper tax invoice showing the VAT; "cash only, no invoice" is a red flag for both quality and legality.
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