Office fit-out cost in Dubai, per square foot.
Indicative 2026 Eco Formax rates for office fit-out in Dubai and the northern emirates, by finish level. Every project is priced from a site measurement and an itemised BOQ — use these ranges to set a realistic budget before you call.
Price per square foot, by finish level.
Most Dubai offices fall into one of three levels. The range within each level depends mainly on how much of the mechanical and electrical services has to change.
| Finish level | Typical scope | AED per sq ft | Typical programme |
|---|---|---|---|
| Light refurbishment | Repainting, ceiling tile and light fitting replacement, new flooring, minor partition changes, small MEP adjustments | 160 – 260 | 4 – 8 weeks |
| Standard fit-out | New gypsum and glazed partitions, false ceilings, lighting, power and AC diffuser changes, doors, flooring and basic joinery | 260 – 450 | 6 – 12 weeks |
| Premium fit-out | Acoustic partitions, frameless glazing, feature ceilings and lighting, bespoke joinery, reception and meeting suites, higher-grade finishes | 450 – 800 | 10 – 16 weeks |
| Executive / HQ | Boardrooms, executive suites, imported finishes and integrated AV | From 800 — priced on survey | On survey |
Indicative rates, excluding VAT, loose furniture, IT/AV equipment and authority fees. Not a quotation.
What a whole office typically costs.
The same rates applied to common office sizes. Treat them as a starting budget — the site survey and BOQ set the real figure.
| Office size | Light refurbishment | Standard fit-out | Premium fit-out |
|---|---|---|---|
| 1,000 sq ft | AED 160,000 – 260,000 | AED 260,000 – 450,000 | AED 450,000 – 800,000 |
| 2,500 sq ft | AED 400,000 – 650,000 | AED 650,000 – 1,125,000 | AED 1,125,000 – 2,000,000 |
| 5,000 sq ft | AED 800,000 – 1,300,000 | AED 1,300,000 – 2,250,000 | AED 2,250,000 – 4,000,000 |
Excluding VAT, loose furniture, IT/AV and authority fees.
Where the money actually goes.
- MEP scope — air-conditioning, lighting and power changes are usually the largest single share of a fit-out budget
- Partition type — gypsum is the most economical; acoustic and frameless glazed partitions cost more
- Ceilings and lighting — feature ceilings and decorative lighting add quickly
- Joinery — reception desks, storage walls and pantry units
- Building and location — Grade-A towers in DIFC or Downtown typically cost 15–25% more to fit out because of logistics and landlord rules
- Working hours — night and weekend shifts in occupied buildings
- VAT at 5%
- Supply of loose furniture and workstations
- IT, AV and security systems
- Authority and landlord fees — permit fees alone typically run AED 5,000–25,000 depending on scope and location
- Landlord fit-out deposits and NOC charges
We handle Dubai Municipality permits, DEWA applications, Civil Defence submissions and Owners' Association NOCs in-house.
A number you can hold us to.
- STEP 01
Site measure
We measure on site and confirm the layout, services and building rules before pricing.
- STEP 02
Itemised BOQ
Unit rates against every line. Discounts appear as named lines; provisional items are flagged and kept out of the headline total.
- STEP 03
One programme
Our own crews deliver partitions, ceilings, MEP and finishes, so one team is accountable from strip-out to handover.
Common questions.
How much does an office fit-out cost in Dubai per square foot?
Indicative 2026 Eco Formax rates are AED 160–260 per sq ft for a light refurbishment, AED 260–450 for a standard fit-out and AED 450–800 for a premium fit-out, excluding VAT, loose furniture, IT/AV and authority fees. Executive and HQ offices are priced on survey.
How much does it cost to fit out a 1,000 sq ft office in Dubai?
Roughly AED 160,000–260,000 for a light refurbishment, AED 260,000–450,000 for a standard fit-out and AED 450,000–800,000 for a premium finish, before VAT, furniture, IT/AV and authority fees.
How can I reduce my office fit-out cost?
Keep existing ceilings and services where they still work, use gypsum partitions where glazing is not needed, choose standard finishes for back-of-house areas and fix the layout before work starts — late changes are the most expensive part of any fit-out.
How long does an office fit-out take in Dubai?
Typically 4–8 weeks for a light refurbishment, 6–12 weeks for a standard fit-out and 10–16 weeks for a premium fit-out, plus approval time. The programme is confirmed with the quotation.
Are authority approvals included in the price?
We prepare and submit Dubai Municipality, DEWA, Civil Defence and Owners’ Association applications in-house. The government and landlord fees themselves are quoted separately.
Send us the drawings and the deadline.
You will have a measured, itemised quotation back — and a named person to discuss it with. Availability for a new enquiry is normally confirmed within 48 hours.