What Does an Office Fit-Out Actually Cost in Dubai?
Ask five contractors and you'll get five different numbers. The honest answer is that Dubai fit-out pricing spans AED 110 to over AED 435 per square foot — a range so wide it's almost meaningless without context. The missing variable is nearly always location.
A mid-range fit-out in DIFC will run you roughly the same as a high-end build in Dubai Internet City. That's not because contractors charge more in the financial district for the fun of it. It's because landlord design codes are tighter, authority approval processes differ, logistics access is more constrained in dense tower clusters, and the baseline tenant expectation of quality is categorically different.
We've spent over 15 years delivering fit-outs across Dubai's commercial districts. The rates below are drawn from our own project records and reflect what we're consistently seeing in the market as of April 2026, incorporating the downward shift following the regional disruption that began in late February. They're not theoretical — they're based on what things actually cost when the final invoice lands.
Dubai Fit-Out Costs by Zone (AED Per Sq Ft)
These figures assume a turnkey Category A fit-out including design, MEP works, joinery, furniture, and authority approvals. Shell & Core spaces will run higher — more on that below.
| Zone | Tier | Light | Standard | Premium |
|---|---|---|---|---|
| DIFC | Premium | 205–252 | 252–316 | 316–434 |
| Downtown Dubai | Premium | 200–247 | 247–310 | 310–425 |
| One Central | Premium | 196–238 | 238–302 | 302–417 |
| Business Bay | Prime | 170–225 | 225–298 | 298–417 |
| Sheikh Zayed Road | Prime | 163–217 | 217–289 | 289–408 |
| D3 / Design District | Prime | 156–208 | 208–276 | 276–391 |
| Dubai Marina | Prime | 153–204 | 204–272 | 272–383 |
| Dubai Media City | Standard | 149–199 | 199–265 | 265–374 |
| Dubai Internet City | Standard | 149–199 | 199–265 | 265–374 |
| JLT | Standard | 142–190 | 190–252 | 252–355 |
| JVC | Value | 135–180 | 180–240 | 240–337 |
| DAFZA | Value | 135–180 | 180–240 | 240–337 |
| Dubai Silicon Oasis | Value | 131–174 | 174–232 | 232–326 |
| Al Furjan | Value | 128–170 | 170–227 | 227–320 |
| Expo City | Emerging | 125–167 | 167–222 | 222–313 |
| Dubai South | Emerging | 121–162 | 162–214 | 214–302 |
At standard specification, the spread between DIFC and Dubai South is roughly 47%. On a 5,000 sq ft project, that's a budget difference of over AED 480,000. Where you choose to set up is one of the biggest financial decisions in the entire fit-out process.
Visualising the Zone Premium
The bars below show standard-grade fit-out cost indexed against JLT as the baseline. If JLT is 1.00×, everything else is a premium above or a discount below that anchor point.
Shell & Core vs Category A: The Budget Gap Nobody Warns You About
This is probably the most misunderstood part of fit-out budgeting in Dubai, and we see it trip up tenants constantly — particularly those relocating from markets where the distinction doesn't exist in the same way.
Shell & Core
You're handed a raw concrete box. No raised floors, no ceiling grid, no distributed air conditioning, no electrical points beyond a main panel. Every mechanical, electrical, and plumbing system has to be designed and installed from zero. Expect to pay 40–60% more than the equivalent Cat A fit-out, because you're not just finishing the space — you're building its entire operating infrastructure.
Category A
The landlord delivers base building services: raised access flooring, a suspended ceiling grid with basic lighting, HVAC distribution, fire detection and suppression, and often basic toilet facilities. Your fit-out covers partitions, finishes, joinery, furniture, IT cabling, and any HVAC reconfiguration needed for your specific layout.
When comparing two lease options, don't just look at the rent per sq ft. A Shell & Core unit at AED 120/sq ft annual rent might look cheaper than a Cat A unit at AED 160/sq ft — but the extra AED 130–215/sq ft in fit-out cost to bring the S&C space up to the same standard can easily erase that saving over a typical lease term.
What Do These Rates Include?
MEP Works (35–45% of total) — modifications to air conditioning layout, electrical distribution and power points, plumbing, fire alarm integration, and BMS tie-in. Consistently the single largest cost line and the one most often underestimated.
Joinery & Finishes (20–30%) — partitioning (glass, drywall, acoustic panels), ceiling modifications, flooring (carpet tile, LVT, porcelain), wall treatments, and feature elements like reception counters and boardroom panelling.
Furniture & Fixtures (15–25%) — workstations, task chairs, executive furniture, meeting tables, storage systems, breakout furniture, and soft furnishings.
Design, Management & Approvals (8–12%) — architectural and interior design, MEP engineering, project management, authority submissions (DCD, DEWA, Municipality or the relevant free zone), and as-built documentation at handover.
IT & AV Infrastructure (5–10%) — structured cabling, network infrastructure, Wi-Fi access points, meeting room AV, and access control systems.
What Pushes Costs Up — and What Brings Them Down
Things that increase your budget
Prestige districts. DIFC and Downtown design codes are genuinely more prescriptive — glass partitions, stone or timber finishes, integrated AV, and sophisticated lighting schemes are often the baseline, not upgrades.
Starting from Shell & Core. You're adding the full MEP backbone on top of the fit-out itself. It's not a small uplift.
Importing materials. European stone, timber cladding, or branded lighting adds both direct cost and lead time — and lead time is its own cost.
Compressed programmes. Fast-track delivery means overtime labour and expedited orders. Budget a 10–20% premium.
Things that reduce your budget
The current market window. The ceasefire and tentative Hormuz re-opening signal a gradual market normalisation, but pricing remains soft. Contractors are competing harder, subcontractor rates have eased, and regional material sourcing is at its most competitive in several years. Locking in contracts now can deliver meaningful savings before the market recovers.
Choosing emerging zones. Dubai South, Expo City, and parts of DSO have newer building stock with better Cat A provisions, simpler logistics access, and less onerous design codes.
Sourcing locally. UAE and GCC-manufactured furniture, ceiling systems, and finishes have improved dramatically in quality. Switching from imported to regional products can cut 20–40% from specific cost lines.
Building in summer. June through August is traditionally the quietest period for Dubai's construction sector. Combined with current market conditions, summer 2026 may represent the most competitive pricing environment seen in several years.
Using a single design-build contractor. One team from concept through handover typically delivers 10–15% in savings and significantly fewer coordination headaches.
Realistic Timelines
Under 1,000 sq ft — 4 to 6 weeks on site, plus 2–3 weeks for approvals.
1,000 to 3,000 sq ft — 6 to 10 weeks. The most common bracket for SME and mid-market offices.
3,000 to 10,000 sq ft — 10 to 14 weeks. Phased handover becomes practical at this scale.
Over 10,000 sq ft — 14 to 20+ weeks. Large corporate HQ in DIFC or Downtown often involve extended design phases and multiple stakeholder sign-offs.
The most common cause of project delay isn't slow construction — it's late design decisions and procrastination on authority submissions. Start your fit-out planning the week your lease terms are agreed, not the week you get the keys.
Ready to Budget Your Fit-Out?
Our calculator uses the same revised April 2026 zone-specific rates from this guide. Detailed cost breakdown in under a minute.
Frequently Asked Questions
How much does an office fit-out cost per square foot in Dubai?
As of April 2026, expect AED 110–145/sq ft for light refurbishment, AED 187–255/sq ft for a standard fit-out, and AED 255–434+/sq ft for premium builds. Pricing has adjusted downward approximately 15% from early 2026 figures due to regional disruption. The zone you're in makes a significant difference — DIFC and Downtown run 20–25% above areas like JLT or Dubai Internet City at the same spec level.
Why do fit-out costs vary so much by zone?
It comes down to design codes, landlord requirements, authority fee structures, logistics constraints in dense tower clusters, and the baseline quality expectation in each area. A reception in DIFC needs to do very different work than a reception in DSO — and that shows up in the budget.
What's the difference between Shell & Core and Category A?
Shell & Core means bare concrete — you install all MEP infrastructure from scratch. Category A means the landlord has delivered base services (floors, ceilings, basic HVAC, fire systems). The cost difference is substantial: S&C typically runs 40–60% more than the same area in Cat A condition.
How long does an office fit-out take in Dubai?
At standard spec: under 1,000 sq ft takes 4–6 weeks on site; 1,000–3,000 sq ft runs 6–10 weeks; over 3,000 sq ft is 12–16+ weeks. Authority approvals add 2–4 weeks on top. The biggest variable isn't construction speed — it's how quickly design decisions get locked down.
What hidden costs should I plan for?
Authority approval and NOC fees (AED 15,000–40,000 depending on jurisdiction), IT cabling and networking, furniture delivery, post-construction deep cleaning, business continuity costs during the build, and a 10–15% contingency for scope changes. Build them all in from day one.
Is Business Bay cheaper than DIFC for a fit-out?
Yes — typically 15–20% less at the same specification. On a 5,000 sq ft standard office, you're looking at a difference of approximately AED 210,000–340,000.
Has the Iran–UAE conflict affected fit-out pricing?
Yes — meaningfully. The disruption beginning 28 February 2026 caused a sharp contraction in new project starts, corporate relocations, and inbound investment activity. With the ceasefire now holding and the Hormuz Straits tentatively re-opening as of 17 April 2026, pricing has adjusted approximately 15% downward versus Q1 2026. For tenants with confirmed space and approved briefs, the current environment represents an opportunity to lock in competitive rates before the market recovers.
Can I get an instant estimate online?
Yes — our free calculator at estimator.thetemplerock.com lets you select your Dubai zone, enter your floor area, choose a quality tier, and get an itemised cost breakdown covering MEP, furniture, HVAC, joinery, and more. Takes about 60 seconds, no signup required for basic estimates. Pricing reflects April 2026 market conditions.
About This Guide
Published by TR Design Build, a commercial interior fit-out contractor with over 15 years of experience delivering projects across Dubai, Abu Dhabi, Riyadh, Jeddah, Doha, and Muscat. The rates in this guide are derived from our own project portfolio and reflect current market conditions as of April 2026.
We update this page quarterly. For project-specific budgeting, try our free cost calculator or get in touch for a consultation.