A commercial fit-out in Dubai costs roughly AED 300–500 per sqft for a standard office, AED 500–800 for premium, and AED 800–1,500+ for luxury or turnkey. Retail runs AED 350–1,800+ per sqft, restaurants AED 450–3,500+, and clinics AED 400–2,000+. The three figures that decide your final number are the fit-out category (Cat A or Cat B), the MEP scope, and the building or free zone you are in.
"Fit-out" covers everything that turns an empty commercial unit into a working office, shop, restaurant, or clinic. Unlike a home renovation, a fit-out is governed by tenancy terms, landlord specifications, and authority approvals that differ between mainland Dubai and each free zone. Two identical-sized units can differ by hundreds of thousands of dirhams depending on category, finish tier, and how much MEP work the space needs. This guide breaks the cost down the way a Dubai fit-out contractor actually prices it.
Fit-Out Cost per sqft and per sqm by Category
These are 2026 Dubai market rates for a full Cat B fit-out, supplied and installed, before authority fees and specialist equipment. One square metre is about 10.76 square feet, so a per-sqft rate multiplies up quickly on a larger floor plate.
| Category | Standard | Premium | Luxury | Per sqm range |
|---|---|---|---|---|
| Office | AED 300–500 / sqft | AED 500–800 / sqft | AED 800–1,500+ / sqft | AED 3,230–16,150+ / sqm |
| Retail / Showroom | AED 350–600 / sqft | AED 600–1,000 / sqft | AED 1,000–1,800+ / sqft | AED 3,770–19,400+ / sqm |
| Restaurant / F&B | AED 450–800 / sqft | AED 800–1,500 / sqft | AED 1,500–3,500+ / sqft | AED 4,850–37,700+ / sqm |
| Clinic / Medical | AED 400–650 / sqft | AED 650–1,100 / sqft | AED 1,100–2,000+ / sqft | AED 4,300–21,500+ / sqm |
Office: Open-plan workstations, meeting rooms, reception, pantry. Corporate HQ and DIFC-grade offices sit at the top.
Retail / Showroom: Shopfront, display joinery, feature lighting, cash wrap. Mall units in The Dubai Mall or Mall of the Emirates carry the highest rates.
Restaurant / F&B: Café and QSR at the low end; full-service and fine dining at the top. Kitchen equipment and extraction are usually a separate budget.
Clinic / Medical: Hygienic finishes, lead-lined X-ray rooms, medical gas, DHA-compliant layouts. Dental and imaging suites push the top band.
Rates reflect Dubai fit-out quotes for 2026. Restaurant kitchen equipment, medical equipment, and FF&E are typically quoted separately.
Cat A vs Cat B Fit-Out Explained
The most common source of budget confusion in Dubai is the split between Category A and Category B. Knowing which one you are paying for changes your number by AED 200–450 per sqft. Some free-zone landlords hand over a unit already at Cat A; a bare shell-and-core unit means you fund both.
| Aspect | Category A (base build) | Category B (tenant fit-out) |
|---|---|---|
| What it covers | Base building interior: raised floors or screed, suspended ceilings, primary lighting, fire detection, AC distribution to a grid, and painted walls. | Everything that makes the space usable for one tenant: partitions, workstations, reception, joinery, meeting rooms, branding, and final MEP connection. |
| Who usually pays | The landlord or developer, delivered before a lease starts. Some free-zone units are handed over at Cat A already. | The tenant, tailored to their brand and headcount. This is where most of the visible spend goes. |
| Typical rate (2026) | AED 200–450 / sqft (AED 2,150–4,850 / sqm) | AED 450–1,000+ / sqft (AED 4,850–10,760+ / sqm) |
| Timeline | 4–8 weeks depending on floor size and MEP scope. | 8–16 weeks including approvals, joinery lead times, and snagging. |
For an office, most tenants only ever pay for Cat B because the building was delivered at Cat A. For a shell-and-core retail or F&B unit in a new tower, you pay for both, which is why a raw restaurant shell can cost far more per sqft than an office in a completed building. Our guide to office renovation cost in Dubai covers the office side in more detail.
Shell-and-Core vs Turnkey: Which Costs More?
Shell-and-core
The unit is handed over as a bare structure: concrete slab, external glazing, and base services brought only to the boundary. You fund the full Cat A and Cat B build, appoint your own consultants, and manage each trade or a single contractor. It gives maximum design freedom, suits large or brand-critical spaces, but costs more in total and takes longer to complete.
Best for flagship retail, restaurants, and large corporate floors.
Turnkey
One fit-out contractor takes the project from design and approvals through construction, MEP, and handover for a single agreed price. You receive a ready-to-occupy space and deal with one point of contact. It is faster, easier to budget, and lower risk for a tenant, though the per-sqft rate can look higher because approvals and design are bundled in.
Best for offices, clinics, and standard retail units.
Most Dubai businesses under 5,000 sqft choose turnkey because the fixed price and single accountability outweigh the small premium. For larger or design-led projects, a shell-and-core approach with an independent designer gives more control. See our commercial interior design service for how the design and build stages fit together.
Where the Money Goes: MEP and Joinery Split
A fit-out is not one cost but a stack of trades. MEP is the line most tenants underestimate, and it is where a quote quietly climbs when the AC, drainage, or electrical load has to change. Here is how a typical Cat B commercial budget divides.
| Element | Share of budget | What it covers |
|---|---|---|
| Construction & finishes | 45–55% | Partitions, flooring, ceilings, painting, tiling, glazing, and general builder's work. |
| MEP (mechanical, electrical, plumbing) | 25–35% | AC modification, DEWA-compliant wiring, fire alarm, sprinklers, data cabling, drainage. The single most underestimated line. |
| Joinery & millwork | 12–20% | Reception desks, pantry units, storage, feature walls, and any bespoke cabinetry. Restaurants and retail carry the heaviest joinery. |
| Design & consultancy | 8–12% | Concept, technical drawings, MEP design, and the authority-approval submission package. |
| Authority approvals | 3–5% | DM or free-zone permits, Civil Defence NOC, DEWA, and any developer sign-off. |
| Contingency | 5–10% | Site surprises behind the shell: uneven slabs, existing MEP that does not match the drawings, variation orders. |
MEP and joinery together often make up half the build. Relocating AC or adding a commercial kitchen and its extraction can shift MEP from 25% to well over 40% of the total. This is why an F&B or clinic fit-out costs more per sqft than an office of the same size, even though the floor and ceiling finishes look similar.
Approval Fees and NOCs: DM and Free Zones
Every commercial fit-out in Dubai needs a permit, and the fee and process depend on where the unit sits. Mainland units go through Dubai Municipality; free zones run their own approval portals. A Dubai Civil Defence NOC applies everywhere before a space can legally open.
| Authority | Zone | Approx. fee | Timeline |
|---|---|---|---|
| Dubai Municipality (BPS portal) | Mainland Dubai | AED 1.00 / sqft BUA (min AED 200) | 5–10 working days |
| Dubai Development Authority (AXS) | TECOM / Media City / Internet City / d3 | Finishing permit AED 0.50 / sqft (cap AED 10,000) | 2–5 working days |
| DMCC / Concordia | JLT & Uptown | FODA fee AED 1,500–8,000 + refundable deposit AED 2,000–10,000 | 5–10 working days |
| Trakhees | JAFZA, Palm Jumeirah, Nakheel communities | AED 2,000–15,000 fixed + Nakheel deposit AED 5,000–20,000 | 5–10 working days |
| DIFC Authority | DIFC | Permit + refundable deposit, typically AED 5,000–25,000 all-in | 7–15 working days |
| Dubai Civil Defence (DCD) | All zones | AED 500–15,000+ (LPG approval AED 1,000–3,000 extra) | 10–21 working days |
| DEWA | All zones | New commercial meter AED 5,000–15,000+ | Varies |
Dubai Municipality (BPS portal): Standard permit for fit-out and MEP changes on mainland units.
Dubai Development Authority (AXS): Runs its own approval separate from DM. Fast once drawings are complete.
DMCC / Concordia: Fit-out deposit is returned after the completion certificate is issued.
Trakhees: Fees are fixed per project type, not per sqft. EHS NOC applies to F&B and clinics.
DIFC Authority: Strict fit-out guidelines and approved-contractor lists. Budget more for consultancy here.
Dubai Civil Defence (DCD): Required for fire and life-safety sign-off. Mandatory before the space can open.
DEWA: Only when a new supply or upgraded load is needed. Restaurants and clinics often require it.
Fees current for 2026 and vary with built-up area and scope. Restaurants also need Dubai Municipality food-control approval; clinics need Dubai Health Authority (DHA) layout approval before fit-out begins.
Realistic Fit-Out Timeline in Dubai
A standard office or retail Cat B fit-out runs 8 to 12 weeks on site, with design and approvals adding time at the front that often overlaps with joinery ordering. The single most common cause of delay is a late approval submission, so start it while the design is being finalised.
| Phase / project type | Duration | Notes |
|---|---|---|
| Design & technical drawings | 2–4 weeks | Concept, space plan, MEP layout, and the drawing set needed for approval submission. |
| Authority approval & NOC | 2–4 weeks | DM or free-zone permit plus Civil Defence NOC. Often overlaps with joinery ordering. |
| Cat A base upgrade | 4–8 weeks | Only if the landlord delivered a bare shell rather than a Cat A unit. |
| Small office (up to 1,500 sqft) | 4–6 weeks on site | Standard Cat B: partitions, flooring, MEP connection, joinery, and snagging. |
| Standard office / retail Cat B | 8–12 weeks on site | The most common commercial fit-out band across Dubai. |
| Restaurant / F&B | 16–24 weeks | Kitchen extraction, grease traps, gas, and food-control approvals extend the programme. |
| Clinic / medical | 12–20 weeks | DHA layout approval, medical gas, and lead-lined rooms add specialist trades and time. |
What Drives Fit-Out Cost in Dubai
These are the factors that move a quote from the bottom to the top of its band, most of them specific to how Dubai buildings and zones work.
- Fit-out category. A shell-and-core unit where you fund the Cat A base build costs far more than a unit handed over at Cat A. Confirm the handover condition in the lease before you budget.
- MEP scope. Relocating AC, adding drainage for a kitchen or wet clinic room, or upgrading the DEWA load are the biggest hidden costs. District cooling towers restrict how freely you can move chilled-water lines.
- Building and free zone. DIFC, Downtown, and mall units carry higher permit fees, stricter approved-contractor lists, and a higher expected finish standard, all of which lift the per-sqft rate.
- Category of use. Restaurants and clinics need specialist trades (extraction, grease traps, medical gas, lead lining) that offices and standard retail do not, so they price higher per sqft.
- Structural limits. Post-tension slabs restrict core-drilling for new drainage, which can force raised plinths and add cost that a conventional slab would not.
- Joinery volume and finish tier. Reception desks, feature walls, and bespoke millwork are priced per unit. Imported finishes carry 5% customs duty, freight, and longer lead times over local equivalents.
- Working-hours rules. Most towers and malls restrict fit-out hours and require material movement through service routes only, which stretches the programme and, indirectly, labour cost.
Get a Fixed-Price Fit-Out Quote
Renovel delivers turnkey commercial fit-outs across Dubai for offices, retail, F&B, and clinics, including design, approvals, and MEP under one contract. Site visit and consultation are free.
Frequently Asked Questions
How much does a fit-out cost per sqft in Dubai in 2026?
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Commercial fit-out in Dubai costs roughly AED 300–500 per sqft for a standard office, AED 500–800 per sqft for a premium office, and AED 800–1,500+ per sqft for a luxury or turnkey fit-out. Retail runs AED 350–1,800+ per sqft, restaurants AED 450–3,500+ per sqft, and clinics AED 400–2,000+ per sqft. Converted to metric, a standard office lands around AED 3,230–5,380 per sqm.
What is the difference between Cat A and Cat B fit-out?
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Category A (Cat A) is the base building interior: raised floors, suspended ceilings, primary lighting, AC distribution, and painted walls, usually delivered by the landlord. Category B (Cat B) is the tenant's own fit-out on top of that shell: partitions, workstations, reception, joinery, branding, and final MEP connection. Cat A runs about AED 200–450 per sqft and Cat B AED 450–1,000+ per sqft. Most of the visible spend is Cat B.
What is the difference between shell-and-core and turnkey fit-out?
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Shell-and-core means the unit is handed over as a bare structure with only base services brought to the boundary, so you pay for the full Cat A and Cat B build. Turnkey means one contractor handles design, approvals, construction, MEP, and handover for a single price, so you receive a ready-to-occupy space. Shell-and-core gives more control but costs more overall and takes longer; turnkey is faster and easier to budget.
How much are fit-out approval fees in Dubai?
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Dubai Municipality charges about AED 1.00 per sqft of built-up area (minimum AED 200) for a fit-out permit. Free zones set their own fees: DMCC charges an AED 1,500–8,000 approval fee plus a refundable deposit, Trakhees charges AED 2,000–15,000 fixed, and DDA finishing permits are AED 0.50 per sqft. Add a Dubai Civil Defence NOC (AED 500–15,000+) and, for restaurants and clinics, DEWA and food or health approvals. Budget 3–5% of the project for approvals in total.
How long does a commercial fit-out take in Dubai?
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A standard Cat B office or retail fit-out takes 8–12 weeks on site, plus 2–4 weeks for design and 2–4 weeks for approvals that often overlap. A small office can be done in 4–6 weeks. Restaurants run 16–24 weeks because of kitchen extraction, gas, and food-control approvals, and clinics run 12–20 weeks because of DHA layout approval and medical services. Start the approval process early, as it is the most common cause of delay.
What drives fit-out cost up the most in Dubai?
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MEP is the biggest hidden driver, at 25–35% of a Cat B budget, especially when you relocate AC, add drainage for a kitchen or clinic, or upgrade the electrical load. After that come joinery volume, the finish tier, the building or free zone (DIFC and mall units cost more in both permits and finish standard), and structural limits such as post-tension slabs that restrict core-drilling. A bare shell-and-core handover costs more than a Cat A unit because you fund the base build yourself.