Dubai renovation guide
Apartment Renovation Cost in Dubai (2026)
Renovating an apartment in Dubai typically costs between AED 25,000 for a light studio refresh and AED 250,000 or more for a full three-bedroom overhaul. The spread is wide because the word renovation covers everything from repainting and new flooring to stripping a unit back to concrete and rebuilding the kitchen, bathrooms and MEP services.
This guide sets out realistic 2026 price ranges by apartment size and per square foot, explains what pushes a project from one band to the next, and lists the costs that quotes often leave out. The figures come from quoted projects across Dubai communities and are intended as planning ranges, not fixed prices.
Renovation cost by apartment size
The simplest way to frame a budget is by unit type. The ranges below assume a full renovation covering flooring, painting, kitchen, bathrooms and lighting, at a standard rather than luxury specification. A cosmetic refresh sits below the bottom of each range; a design-led project with imported materials sits above the top.
Location matters less than most owners expect. A 2BR in JVC and a 2BR in Dubai Marina cost broadly the same to renovate if the scope and specification are the same. What moves the number is scope, finish level and how much wet work is involved.
| Unit type | Typical full renovation | What it usually covers |
|---|---|---|
| Studio | AED 25,000 - 60,000 | Flooring, paint, kitchen refresh, one bathroom |
| 1 bedroom | AED 60,000 - 100,000 | Full flooring, kitchen replacement, one to two bathrooms |
| 2 bedroom | AED 100,000 - 180,000 | Full unit including two bathrooms and kitchen |
| 3 bedroom | AED 150,000 - 250,000 | Full unit, often with layout changes and three bathrooms |
Cost per square foot
Contractors in Dubai often price by built-up area, so a per square foot figure is useful for cross-checking quotes. In 2026, budget work runs at roughly AED 80 to 150 per sqft, standard work at AED 150 to 250, and premium work at AED 250 to 400 or above.
As a sanity check, multiply your unit area by the rate for your target finish level. A 1,200 sqft two-bedroom at a standard AED 180 per sqft lands around AED 216,000 for a genuinely full scope, or comfortably within the AED 100,000 to 180,000 band if the kitchen or bathrooms are retained. If a quote sits far below the budget band, ask what has been excluded rather than assuming you have found a bargain.
| Finish level | Rate per sqft | Typical materials |
|---|---|---|
| Budget | AED 80 - 150 | Ceramic tile, laminate cabinetry, standard sanitaryware |
| Standard | AED 150 - 250 | Porcelain tile, MDF spray-painted joinery, branded fittings |
| Premium | AED 250 - 400+ | Natural stone or engineered wood, custom joinery, imported fittings |
What drives the cost up
Three factors move an apartment renovation from the bottom of a range to the top: wet work, layout changes and joinery. Bathrooms and kitchens concentrate plumbing, waterproofing, tiling and cabinetry into small areas, so each one you touch adds a significant block of cost.
Layout changes are the second driver. Removing or relocating walls triggers Dubai Municipality approval when the work is structural or touches MEP services, adds engineering drawings to the budget, and extends the programme. Custom joinery is the third: built-in wardrobes, TV units and feature walls are priced per linear metre and add up quickly.
- Number of bathrooms and kitchens in scope
- Structural or layout changes requiring engineering and permits
- Custom joinery and built-in furniture
- Imported versus locally available materials
- Ceiling works, new AC ducting and electrical rewiring
Room-by-room budgets
A modest kitchen renovation in Dubai costs AED 15,000 to 30,000, covering new cabinetry, a stone or quartz counter and basic appliances. A luxury kitchen with imported cabinetry and integrated appliances starts around AED 100,000 and can go well beyond.
Bathrooms range from AED 8,000 to 20,000 per unit for a basic refit with local tiles and standard fittings, up to AED 50,000 or more for a premium bathroom with large-format porcelain, concealed cisterns and rain showers. Living areas and bedrooms are cheaper per square foot because the work is mostly flooring, paint and electrical, typically AED 60 to 120 per sqft at standard specification.
Hidden costs to plan for
Several costs sit outside most contractor quotes. Your building management will require an NOC before work starts, usually with a refundable deposit of AED 2,000 to 5,000, and some buildings charge a small non-refundable admin fee on top. If the work is structural or touches MEP services, Dubai Municipality permit fees and engineering drawings add a further AED 3,000 to 10,000 depending on scope.
Waste removal is frequently quoted as an exclusion, and skip hire plus disposal for a full apartment strip-out can run AED 3,000 to 8,000. Finally, budget time and a small contingency for snagging: the two to four weeks after practical completion when defects are listed and corrected. A contingency of 10 to 15 percent of the contract value is a sensible buffer for the project as a whole.
- Building NOC deposit: AED 2,000 - 5,000, refundable after inspection
- DM permit and engineering fees for structural or MEP work
- Waste removal and skip hire if excluded from the quote
- Snagging period and minor rectification works
- 10 - 15 percent contingency on the contract value
How to set a realistic budget
Start from the per square foot rate for your target finish level, then adjust for the number of wet areas and any layout changes. Fix your total number first, subtract 10 to 15 percent as contingency, and treat the remainder as the maximum contract value you will sign.
Decide early where you will spend and where you will save. Flooring and kitchen counters are hard to upgrade later, so they justify a higher specification. Paint colours, light fittings and hardware are easy to change and are safe places to economise. Owners who fix scope before requesting quotes consistently get tighter, more comparable pricing than those who ask for a general price for renovating the flat.
Getting accurate quotes
The ranges above narrow considerably once a contractor has seen your unit and you have a written scope. A useful quote itemises each room, names the materials or at least the material grade, and states what is excluded. Lump-sum one-line quotes are where disputes start.
Request quotes from at least three licensed contractors against the same written scope, then compare them line by line rather than by the total alone. Comparing evidence, itemised pricing, completed projects and trade licences, tells you far more than a headline number, and a free quote request through a platform that verifies licensing makes assembling those three comparable quotes considerably faster.
Frequently asked questions
How much does it cost to renovate a 1-bedroom apartment in Dubai?
A full renovation of a one-bedroom apartment typically costs AED 60,000 to 100,000 at standard specification. A cosmetic refresh of paint and flooring can come in under AED 40,000, while a premium finish with a new kitchen and bathroom can exceed AED 120,000.
What is the average renovation cost per square foot in Dubai?
Budget renovations run around AED 80 to 150 per sqft, standard work AED 150 to 250, and premium work AED 250 to 400 or more. The rate depends mainly on finish level and how many kitchens and bathrooms are in scope.
Do I need permission to renovate my apartment in Dubai?
Yes. Every building requires a management NOC before work starts, usually with a refundable deposit of AED 2,000 to 5,000. Structural changes or work on plumbing, electrical or AC systems also require a Dubai Municipality permit, which only a licensed contractor can apply for.
How long does an apartment renovation take in Dubai?
A studio or one-bedroom refresh takes two to four weeks, a full two-bedroom renovation six to ten weeks, and a three-bedroom with layout changes ten to fourteen weeks. Add one to three weeks up front for NOC and permit approvals.
Why do quotes for the same apartment vary so much?
Usually because contractors priced different scopes: one included appliances, waste removal and permits while another excluded them. Comparing itemised quotes against a single written scope removes most of the variance and exposes what each price actually covers.
Ready to get real numbers for your project?
Send one brief — get quotes from up to 5 licensed Dubai contractors. Free.
More guides