An office fit-out in Dubai costs about AED 350 to 800 per sq ft for a standard CAT B fit-out, AED 150 to 450 per sq ft for a light refurbishment, and AED 700 to 1,500+ per sq ft for premium or turnkey work (Emirian, August 2026; Capital Associated, 2026). What the landlord hands over moves the number most: one June 2026 guide puts a standard corporate fit-out at AED 400 to 650 per sq ft in a CAT A space and AED 650 to 950 per sq ft starting from shell and core (BuildZone, June 2026). This guide sets out the published rates by fit-out level, by starting condition and by office size, plus what the rate leaves out. Checked 4 October 2026.
How much does an office fit-out cost per sq ft in Dubai?
Published 2026 rates run from about AED 150 per sq ft for a light refurbishment to AED 1,500 per sq ft and above for premium turnkey offices. Two contractor guides publish these bands:
| Fit-out level | Emirian (Aug 2026) | Capital Associated (2026) | What it covers |
|---|---|---|---|
| Light refurbishment / CAT A | AED 150 to 350 | AED 200 to 450 | Flooring, ceiling tiles, basic lighting, essential MEP to an open-plan condition |
| Standard CAT B fit-out | AED 350 to 700 | AED 450 to 800 | Partitions, meeting rooms, joinery, upgraded lighting, AC changes, data cabling |
| Premium / turnkey | AED 700 to 1,200+ | AED 800 to 1,500+ | Custom joinery, glass partitions, acoustic treatment, branding, full handover |
Sources: Emirian, August 2026; Capital Associated, 2026. Rates are per sq ft of office area and usually exclude furniture, IT equipment and 5% VAT; check which unit a quote uses, because 1 sq m is 10.76 sq ft.
How does the starting condition change the cost?
The handover condition matters more than the finish. The same corporate office costs about AED 400 to 650 per sq ft in a CAT A space and AED 650 to 950 per sq ft from bare shell and core, because ceilings, AC distribution and fire systems all have to be built.
| Starting point and specification | Per leased sq ft | Typical scope |
|---|---|---|
| Existing fitted office, restrained refurbishment | AED 250 to 450 | Decoration, some flooring, minor partitions, reused ceilings, limited MEP changes |
| CAT A space, standard corporate | AED 400 to 650 | Partitions, ceilings, flooring, standard joinery, meeting rooms, changes to existing services |
| Shell and core, standard corporate | AED 650 to 950 | Full ceilings, partitions, finishes, MEP distribution, pantry, fire system changes |
| Shell and core, premium client-facing | AED 900 to 1,300 | Bespoke joinery, acoustic rooms, feature lighting, specialist finishes |
Source: BuildZone, June 2026, for offices of about 5,000 to 20,000 sq ft. Large open floors can cost less per sq ft; small executive suites cost more, because reception, pantry and meeting rooms are packed into less area. If you are choosing between units, our guide to shell and core vs fit-out explains what each handover includes.
What is the difference between CAT A and CAT B?
CAT A is the landlord-grade base: raised floor or screed, suspended ceilings, basic lighting and the main AC and fire services. CAT B is the tenant layer that makes it your office: partitions, meeting rooms, pantry, reception joinery, branding, AV and furniture (Emirian, August 2026). When people ask what an office fit-out costs, they almost always mean CAT B. Dubai landlords do not share one definition of CAT A, so check the handover schedule against the drawings before pricing (BuildZone, June 2026).
How much does a 1,000, 5,000 or 10,000 sq ft office fit-out cost?
Multiplying the published rates by area gives these construction budgets, before furniture, IT, fees and VAT:
| Office size | Light refurbishment (AED 150 to 350) | Standard CAT B (AED 350 to 700) | From shell and core (AED 650 to 950) |
|---|---|---|---|
| 1,000 sq ft | AED 150,000 to 350,000 | AED 350,000 to 700,000 | AED 650,000 to 950,000 |
| 5,000 sq ft | AED 750,000 to 1,750,000 | AED 1,750,000 to 3,500,000 | AED 3,250,000 to 4,750,000 |
| 10,000 sq ft | AED 1,500,000 to 3,500,000 | AED 3,500,000 to 7,000,000 | AED 6,500,000 to 9,500,000 |
Rates: Emirian, August 2026 for light refurbishment and CAT B, BuildZone, June 2026 for shell and core. For an all-in figure, Emirian puts a typical 2,000 sq ft office at mid-range CAT B at about AED 500,000 to 900,000 including design, MEP, approvals and furniture.
Does the location of the office change the price?
Yes. Prime towers cost about 20 to 25% more than the city average at the same specification, because of stricter landlord design codes, approvals and logistics.
| Area | Published effect on cost |
|---|---|
| DIFC, Downtown Dubai | 20 to 25% above average (both guides) |
| Business Bay | Market median in one guide, 20 to 25% above JLT in the other |
| JLT, Dubai Internet City | Market median |
| Dubai South, Dubai Silicon Oasis, Dubai Production City | Below average, with more flexible rules |
Sources: Capital Associated, 2026; Emirian, August 2026. Free zones such as DMCC and DIFC also run their own approval tracks, which affects the programme more than the rate.
Where does the money go in an office fit-out?
MEP is the largest single cost, often 30 to 40% of the total budget: AC zoning and ductwork, power distribution, fire alarm and suppression, and pantry or washroom plumbing (Capital Associated, 2026). Technology such as data cabling, AV, access control and smart lighting adds about AED 50 to 200 per sq ft depending on complexity (same source). Enclosed rooms cost more than open plan, because every office and meeting room adds partitions, doors, AC balancing and lighting circuits (Emirian, August 2026).
What is not included in the fit-out rate?
The contractor rate is not the project budget. These lines usually sit outside it:
| Item | Published allowance |
|---|---|
| Furniture | AED 1,500 to 5,000 per workstation (Capital Associated, 2026) |
| Design, MEP design and project management | 8 to 15% of construction cost (BuildZone, June 2026) |
| IT, AV, access control and CCTV equipment | Priced as separate packages; contractors often include the containment but not the equipment |
| Landlord fees, deposits, after-hours charges | As set in the lease and the building fit-out guide |
| Contingency | 7 to 12% before the design is coordinated (BuildZone, June 2026); 5 to 10% in another guide (Capital Associated, 2026) |
| VAT | 5% on the whole project |
| Reinstatement at lease end | A provision if the lease requires return to shell and core |
Ask every contractor for the exclusions list in writing. Furniture, IT equipment, signage and authority fees are the items most often left out of a quote described as complete.
How much do office fit-out approvals cost?
Authority permit fees and drawings typically add AED 5,000 to 25,000, depending on scope and location (Capital Associated, 2026; Emirian, August 2026). The route is the landlord NOC, then the building permit from Dubai Municipality, DDA, Trakhees or the free zone, depending on where the building sits, and Dubai Civil Defence for any change to fire alarm, sprinklers or emergency lighting. If the electrical load changes, DEWA comes in too; see our DEWA approval guide.
How long does an office fit-out take?
One guide plans 14 to 22 weeks for a 5,000 to 15,000 sq ft office in a fitted or CAT A space and 20 to 30 weeks from shell and core, including design, approvals and construction (BuildZone, June 2026). Our office fit-out timeline guide breaks it down by office size, phase and authority.
How do you get a real number for your office?
Give every contractor the same drawings, finishes schedule and exclusions list, and compare quotes itemised by trade, not lump sums. Price differences of 20 to 30% between contractors are common (Capital Associated, 2026), and most of that gap is scope that one quote includes and another leaves out.
That is how our office fit-out service works: a site visit first, then a written quote itemised by partitions, ceilings, AC, power and data, with a dated programme and the building and Civil Defence submissions handled as part of the contract.
All third-party figures above are quoted from the linked pages as published on their stated dates and are not Widget Tech prices. Widget Tech quotes each office individually after a site visit.
Frequently asked questions
How much does an office fit-out cost per sq ft in Dubai?+
Published 2026 rates are about AED 150 to 450 per sq ft for a light refurbishment, AED 350 to 800 for a standard CAT B fit-out and AED 700 to 1,500+ for premium or turnkey offices (Emirian, August 2026; Capital Associated, 2026). Furniture, IT equipment and VAT are usually extra.
What is the cost difference between CAT A and shell and core?+
One June 2026 guide (BuildZone) puts a standard corporate fit-out at AED 400 to 650 per sq ft in a CAT A space and AED 650 to 950 per sq ft from shell and core, because ceilings, AC distribution and fire systems must be built from scratch.
How much does a 10,000 sq ft office fit-out cost in Dubai?+
At published 2026 rates, about AED 3.5 million to 7 million for a standard CAT B fit-out and AED 6.5 million to 9.5 million from shell and core, before furniture, IT, professional fees and VAT.
What is usually excluded from an office fit-out quote?+
Furniture (about AED 1,500 to 5,000 per workstation), IT and AV equipment, design and project management fees (8 to 15% of construction), landlord fees and deposits, contingency, reinstatement and 5% VAT.
Are these Widget Tech prices?+
No. They are quoted from the linked third-party guides with their dates. Widget Tech quotes each office individually after a site visit.
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