Villa Renovation Cost in Dubai 2026 | Full Price Guide

Villa renovation in Dubai costs between AED 250,000 and AED 2,500,000+ depending on villa size, layout changes, and finish level. The average mid-range full renovation for a standard 4-5 bedroom Dubai villa lands around AED 500,000–1,000,000. Below is a full breakdown by villa size, what should be included in a fair quote, and the hidden costs Dubai villa owners almost always miss.

⚡ Quick Summary

Villa renovation in Dubai ranges from AED 250,000 (4-bed basic refresh) to AED 5,000,000+ (luxury custom)
Average mid-range 4-5 bedroom villa: AED 500,000–1,000,000
Hidden costs add 20–35% to original quotes (Municipality permits, community NOCs, structural engineering, landscaping coordination)
Realistic timeline: 6-12 months for full renovation, plus 1–3 months for permits and planning
Never agree to more than 40% upfront. Industry standard is 30-40% deposit, milestone-based payments after

Villa renovation cost in Dubai by size and finish

Villa renovation costs vary more than apartment renovations because villa projects involve more square metres, more trades, more permits, and more complex coordination. Here's what you should expect to pay in 2026.

Villa Type	Basic Refresh	Standard	High-End
3-bedroom villa (~250–350 sqm)	180,000–350,000	350,000–700,000	700,000–1,500,000
4-bedroom villa (~350–450 sqm)	250,000–500,000	500,000–1,000,000	1,000,000–2,000,000
5-bedroom villa (~450–600 sqm)	400,000–700,000	700,000–1,500,000	1,500,000–3,000,000
Large villa (~600–900 sqm)	600,000–1,200,000	1,200,000–2,500,000	2,500,000–5,000,000+
Mansion / signature villa (900+ sqm)	1,000,000–2,000,000	2,000,000–4,500,000	4,500,000–10,000,000+

Basic refresh means new paint, replaced sanitary ware, retiled bathrooms, refreshed kitchen cabinet doors, updated lighting — no structural changes. Standard means full bathroom and kitchen renovation with mid-tier finishes (Quartz countertops, IKEA Method or local custom cabinets, mid-range appliances), new flooring throughout, repainted walls, possibly minor wall removal. High-end means premium imported finishes (Poliform/Boffi kitchens, Calacatta marble, Miele/Gaggenau appliances), custom joinery throughout, structural reconfiguration (wall removal, extensions, new staircases), pool refurbishment, landscaping, and smart home integration.

Prices reflect 2026 averages and may vary by provider, scope, season, and project complexity.

What should be included in a villa renovation quote

A complete villa renovation quote in Dubai should itemise these line items separately. If a contractor gives you one flat number with no breakdown, that's the first warning sign on a project this size.

Line Item	Details
Demolition	AED 20,000–80,000. Removing existing finishes, fixtures, walls if applicable, disposing through Dubai Municipality–approved waste handlers.
Structural work	AED 30,000–200,000+. Wall removal (with structural engineer report), new openings, extensions, staircase modifications. Requires Dubai Municipality permits.
Plumbing	AED 25,000–120,000. Bathroom and kitchen plumbing, water heater relocation, water filtration, gas line work, and DEWA coordination.
Electrical	AED 30,000–180,000. New circuits, lighting plans, smart home wiring, AC control wiring, USB/data outlets throughout, DEWA approvals for major changes.
HVAC	AED 40,000–250,000. AC system upgrades, ducted system installation/replacement, zone controls. Often overlooked but critical in Dubai climate.
Bathrooms	AED 60,000–400,000 (across all bathrooms). Sanitary ware, tiling, vanities, waterproofing, lighting, exhaust systems.
Kitchen	AED 80,000–500,000+. Cabinetry (biggest single line item), countertops, appliances, plumbing connections, backsplash, lighting.
Flooring	AED 50,000–300,000. Marble, porcelain slabs, engineered wood, or specialty stone across the whole villa.
Joinery + built-ins	AED 50,000–400,000. Wardrobes, TV units, study cabinetry, walk-in closets, custom shelving.
Painting	AED 25,000–80,000. Interior and exterior, including specialty finishes if applicable.
Outdoor + pool	AED 30,000–500,000. Garden, terrace, pool refurbishment, outdoor kitchens, landscaping coordination.
Project management	15–25% of total project cost. The most commonly hidden charge — get it itemised separately.

💡 The hidden truth about villa quotes

On a AED 800,000 villa renovation, the difference between an itemised quote and a flat-number quote is typically AED 120,000–280,000 in hidden margin. The honest contractor wants you to see every line. The dishonest one wants you to focus on the total. On projects this size, opacity isn't a quirk — it's a profit centre.

Hidden costs Dubai villa owners often miss

Villa renovations are notorious for cost surprises because the project surface area is so large. These typically add 20-35% to the original quote. Ask about every one of these upfront.

Dubai Municipality permits. Structural changes (wall removal, extensions, pool work, exterior modifications) require formal permits. AED 5,000–25,000+ depending on scope. Permit processing can take 2-8 weeks.
Community NOC fees. Villa communities (Arabian Ranches, Springs, Meadows, Dubai Hills, Jumeirah Park) have their own renovation approval processes on top of Municipality permits. AED 1,000–5,000 plus community-specific contractor approval.
Structural engineering reports. AED 5,000–25,000. Required for any wall removal or structural modification.
Architectural drawings and 3D renders. AED 10,000–80,000 if not included in contractor's base scope.
DEWA service modifications. Major plumbing or electrical relocations need DEWA approvals and sometimes service line modifications. AED 2,000–15,000.
Temporary accommodation. Villa renovations are typically not livable during major work. AED 30,000–200,000+ for 3-9 months of alternative housing.
Furniture storage. AED 5,000–25,000 for 6 months of climate-controlled storage of existing furniture.
Landscaping disruption. Heavy construction damages existing gardens. Restoration adds AED 10,000–80,000.
Snagging period extensions. 30 days is industry standard. Villa projects often need 60-90 days of post-completion snagging due to scope. Get this in writing.
Material price fluctuations. On 6-12 month projects, marble, wood, and imported finish prices can shift 5-15%. Lock material pricing at contract signing if possible.

⚠️ The biggest mistake villa owners make

Underbudgeting by 20-30%. Most villa owners get a contractor quote of AED 700,000, mentally commit to that number, then discover Municipality permits (AED 20K), community NOCs (AED 5K), structural engineering (AED 15K), temporary accommodation (AED 100K), and storage (AED 15K) — totalling AED 155K of "extras" nobody warned them about. Budget 25-30% over the contractor's quote from day one to avoid mid-project cash crises.

Red flags: signs you're being overcharged or scammed

Villa renovation is the highest-value home service category in Dubai, which means the most expensive contractor scams concentrate here. Watch for these patterns.

🚩	No itemised quote on a 6-figure project. Anyone offering "AED 750,000 for the whole villa" without breakdown is hiding 15-35% margin in opacity. On projects this size, itemisation isn't optional.
🚩	Demand for more than 50% upfront. Industry standard on villa projects: 25-35% deposit, 30-40% mid-project after demolition and structural completion, 20-30% on substantial completion, 10-15% after snagging. 70%+ upfront is a major red flag covered in our deposit red flag guide.
🚩	"We don't need Municipality permits." If you're making structural changes or pool modifications and the contractor claims no permits are needed, they're either uninformed or planning to do unpermitted work. Both put YOU at risk of fines and forced reversal.
🚩	Vague timeline ("8-10 months"). Real villa contractors give precise milestones: demolition complete by [date], structural work complete by [date], MEP roughed-in by [date], etc. Vagueness on a 6-12 month project means scope creep is already planned.
🚩	"Italian quality" finishes with no brand specified. On villa projects, this scam compounds. Cabinets quoted as Poliform turn out to be Chinese knock-offs. Italian marble turns out to be local stone. Always demand specific brand names, model numbers, and certificates of origin — in writing.
🚩	"Send deposit to my personal account." Business payments go to business accounts. On a AED 200,000+ deposit, anyone asking for personal-account transfers is either evading tax or planning to disappear.
🚩	Trade licence under 2 years old. Villa renovation deposit-and-disappear scams cycle through new trade licences. Verify the licence age on the Dubai DED website. A contractor with 5+ years on the same licence is exponentially safer.
🚩	Refusal to provide insurance certificates. Villa renovations involve heavy equipment, multiple trades, and significant property risk. Without contractor liability insurance and workmen's compensation, YOU are liable for accidents and damage to neighbouring properties.

How long does a villa renovation actually take in Dubai?

Project Type	Permits + Planning	Construction	Total
Basic refresh (no structural)	2-4 weeks	3-5 months	3.5-6 months
Standard renovation (some structural)	4-8 weeks	5-8 months	6-10 months
High-end full renovation	6-12 weeks	7-12 months	9-15 months
Mansion / signature villa	3-6 months	12-24 months	15-30 months

⚠️ Anyone promising a full villa renovation in under 6 months is either underscoping the project, skipping critical drying and curing times, or planning to extend the timeline (and budget) once you've committed. Real villa renovation takes time because the alternative is doing it twice.

The fair payment schedule for any Dubai villa renovation

Stage	% of Total	Trigger
Initial deposit	25–35%	Contract signing, before material orders
Demolition + structural	25–30%	Major demolition done, structural changes approved by engineer
MEP + finishing	20–25%	Plumbing, electrical, HVAC complete; first-fix finishing started
Substantial completion	10–15%	Major work complete, snagging period begins
Final payment	5–10%	After 60-90 day snagging period and full handover

On projects over AED 1,000,000, consider an escrow arrangement where milestones are released by a third party. The cost (typically 0.5-1% of project value) is trivial compared to the protection it provides.

Apartment vs villa renovations: the cost difference

Villa renovations cost 3-10x what comparable apartment renovations cost — but the cost-per-square-metre is usually lower. Reasons:

No NOC restrictions. Villas don't have building management approvals or restricted working hours, allowing 7-day operation and longer working days.
No lift bookings. Materials deliver directly to the property.
Direct ground access for heavy equipment. Cranes, large vehicles, structural materials all easier.
More volume = better contractor pricing. Larger projects attract more competitive quotes per square metre.

However, villas introduce other costs apartments don't have:

Dubai Municipality permits for structural changes
Community NOC processes (Arabian Ranches, Springs, Dubai Hills, Meadows, Jumeirah Park, etc.)
Pool and landscaping coordination
Larger budgets for HVAC and exterior work
Temporary accommodation needs for 3-9 months

How to get a fair villa renovation quote in Dubai

✅ Pre-signing checklist for villa projects

Get three written, itemised quotes. All three from licensed contractors with 5+ years of villa-specific experience.
Verify the trade licence age. Minimum 2 years, ideally 5+. Check on the Dubai DED website.
Confirm insurance coverage. Public liability minimum AED 2 million for villa projects, plus workmen's compensation.
Ask for 3-5 completed villa projects from the last 18 months with addresses or community names. Visit one if possible.
Get 3 client references from completed villa projects with phone numbers. Call them.
Lock material specifications in writing. Specific brand names, model numbers, and certificates of origin for cabinets, marble, tiles, fixtures.
Confirm permit handling scope. Municipality permits and community NOCs should be the contractor's responsibility, not yours.
Lock the payment schedule. Maximum 35% deposit, milestone-based with engineer sign-offs.
Negotiate snagging period. Minimum 60 days, ideally 90 days for villa projects.
For projects over AED 1M, set up escrow. Worth the 0.5-1% cost on a 7-figure project.

Skip this entire process and use verified contractors instead. TaskRight matches you with verified villa renovation contractors in Dubai — DED-licensed, insured, with proven villa portfolios and milestone-based payment terms.

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Frequently asked questions

How much does it cost to renovate a villa in Dubai in 2026?

Villa renovation in Dubai costs AED 250,000–2,500,000+ depending on size and finish level. A 4-bedroom villa basic refresh runs AED 250,000–500,000, a standard full renovation costs AED 500,000–1,000,000, and high-end renovations reach AED 1,000,000–2,000,000. Large villas and mansions can exceed AED 5,000,000 for luxury custom work.

How long does a full villa renovation take in Dubai?

A basic refresh takes 3.5-6 months. A standard renovation with some structural changes: 6-10 months. A high-end full renovation: 9-15 months. Mansions and signature villas can take 15-30 months. Add 2-6 weeks for Municipality permits and community NOC processing at the start of any project involving structural changes.

Do I need Municipality permits for villa renovation in Dubai?

Yes for any structural changes (wall removal, extensions, exterior modifications, pool work, plumbing/electrical relocations). Permit fees range AED 5,000–25,000+ depending on scope and processing can take 2-8 weeks. Villa community NOCs (Arabian Ranches, Springs, Meadows, Dubai Hills) are additional and required on top of Municipality permits.

What's the most expensive part of a villa renovation in Dubai?

The single biggest line items are usually kitchen (AED 80,000–500,000+), bathrooms collectively (AED 60,000–400,000), and joinery/built-ins (AED 50,000–400,000). HVAC upgrades on older villas can reach AED 250,000. If the renovation involves structural changes or pool work, those can be the single most expensive component.

How do I avoid being scammed on a Dubai villa renovation?

Five protections: (1) verify the contractor's trade licence is at least 2 years old, (2) demand itemised quotes with material brand specifications, (3) cap deposit at 35% with milestone-based payments after, (4) confirm public liability insurance of minimum AED 2 million plus workmen's compensation, (5) for projects over AED 1M, use escrow. These prevent 90% of the scams targeting villa owners.

Should I move out during a villa renovation in Dubai?

Almost always yes for any renovation involving structural work, kitchen replacement, or multi-room bathroom work. Dust, noise, and safety hazards make villas effectively unlivable during major construction. Budget AED 30,000–200,000+ for temporary accommodation depending on duration. Some homeowners stay in a single sealed-off room for basic refreshes, but this isn't viable for full renovations.

Are villa renovations cheaper than apartment renovations per square metre?

Yes, typically. Villas avoid apartment-specific costs (building NOCs, lift booking fees, restricted working hours, stricter waterproofing requirements), but they add other costs (Municipality permits, community NOCs, structural engineering, larger HVAC budgets). Per square metre, villa renovations usually cost 15-30% less than apartments. Total cost is higher because villas are larger.

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