If you have just signed a commercial lease in Dubai, received a shell-and-core unit, or are relocating your business, the single most important number you need before you do anything else is this: how much will this office actually cost to build? The answer is almost never what your landlord tells you, never what a fitout salesperson quotes you over the phone, and certainly never what the "per sqft" figure in a competitor's glossy brochure says.
This guide is built from our own completed project data at Wasleen Interior & Fitout. Every number in this article reflects real invoices, real supplier contracts, and real labour costs from offices we have delivered in Dubai, Abu Dhabi, Sharjah, and Ajman. There is no padding, no upselling, and no marketing fluff. Only the engineering and financial reality of a commercial office fit-out in 2025.
1. Category A vs. Category B: Understanding What You Are Actually Paying For
Before we discuss a single dirham figure, you must understand the critical distinction that every Dubai office tenant misses when comparing quotations. There are two entirely different scopes of work that are both called "office fit-out," and they differ by hundreds of AED per sqft.
Category A Fit-Out (Shell → Workable Space)
This is the base-building fit-out. It transforms a raw shell-and-core floor into a tenantable space. It is typically done by the developer or landlord before you sign the lease. Category A includes: raised access flooring or screed, suspended grid ceiling with tiles, primary HVAC distribution (main ducts to diffusers), core electrical distribution (DB boards, trunking to floor boxes), plumbing stub-ins, fire detection and suppression loop, emergency lighting, and basic lift lobby finishes.
Key fact: When a landlord says "the space is fitted," they almost always mean Category A. You still have no private offices, no meeting rooms, no custom partitions, no branded reception, no server room, no staff pantry. You have a blank white box.
Category B Fit-Out (Workable Space → Your Office)
This is the tenant's own fit-out — the work you commission yourself. It is built on top of the Category A base and includes everything that makes the space your company's workspace: partition systems (drywalled, glass, or demountable), suspended ceilings with your lighting design, custom reception desks and branded joinery, meeting room audio-visual systems, server and comms room construction, staff kitchen and pantry fit-out, raised flooring or luxury vinyl tile (LVT) on top of the base screed, custom paint finishes, signage, and furniture.
2. The Three Pricing Tiers: What AED Per Sqft Actually Buys You
Our cost database is segmented into three fit-out tiers that reflect real UAE market positioning. These are not marketing labels. They reflect specific material specifications, labour grades, and engineering complexity.
- Standard gypsum board partitions (75mm metal stud)
- Grid ceiling with standard Armstrong tiles
- Ceramic floor tiles (imported, non-rectified)
- Powder-coated aluminum doors
- Off-the-shelf workstations, no custom joinery
- Basic LED panel lighting (no dimming)
- Split-unit AC (no central VAV)
- No BMS or smart automation
- Architectural glass partitions (12mm tempered, full-height)
- Bulkhead ceiling design with cove lighting
- Engineered wood / LVT flooring in work areas
- Custom reception desk and feature wall
- Central HVAC cassettes + new ducting layout
- Structured data cabling (Cat6A, 2-port outlets)
- Pre-action fire suppression in server room
- Access control to all meeting rooms
- Demountable aluminum + glass partition systems (reconfigurable)
- Acoustic-rated (Rw50+) meeting room pods
- Imported stone flooring (Calacatta marble, Dekton)
- VRF (Variable Refrigerant Flow) HVAC system
- KNX-based Building Management System (BMS)
- Motorized Lutron blinds with daylight sensors
- Fully custom solid wood joinery (reception, boardroom)
- Integrated AV: video walls, ceiling speakers, VC systems
3. The Unredacted Component-by-Component Cost Breakdown
The "per sqft" number is useful for budgeting. But it is a dangerous tool for procurement. This section breaks down every line item in a real mid-range office fit-out of a 2,000 sqft corporate office in Business Bay, Dubai (Project Ref: WSL-COM-2506).
| Trade / Line Item | Specification Summary | Unit | Rate (AED) | Total (AED) | % of Budget |
|---|---|---|---|---|---|
| STRUCTURE & PARTITIONS | |||||
| Drywall Partitions (full-height) | 75mm metal stud, 12.5mm Gyproc each side, taped & set | 120 lm | 180/lm | 21,600 | 6.4% |
| Architectural Glass Partitions | 12mm tempered, full-height, aluminum frame with manifestation film | 80 lm | 750/lm | 60,000 | 17.8% |
| Solid-Core Doors | Flush solid-core 900×2100mm, veneer finish, concealed closer | 8 no. | 3,200 each | 25,600 | 7.6% |
| CEILINGS | |||||
| Suspended Grid Ceiling | Armstrong Ultima tiles, exposed tee grid, 2,700mm FFL | 1,400 sqft | 35/sqft | 49,000 | 14.6% |
| Gypsum Bulkheads & Feature Coves | Curved perimeter bulkhead with indirect LED cove, reception zone | Lump sum | — | 18,500 | 5.5% |
| FLOORING | |||||
| LVT Flooring (work areas) | Amtico Spacia, 4mm, click-lock, herringbone pattern | 1,200 sqft | 55/sqft | 66,000 | 19.6% |
| Porcelain Tile (reception, pantry) | 600×600mm Rectified Italian tile, thin-set adhesive | 400 sqft | 65/sqft | 26,000 | 7.7% |
| MEP — MECHANICAL, ELECTRICAL & PLUMBING | |||||
| HVAC — Cassette Units + New Ducting | 4× Daikin 3-ton cassettes, fresh air louvers, insulated GI ductwork | 2,000 sqft | 42/sqft | 84,000 | 25.0% |
| Electrical — New DB + Distribution | New 3-phase DB, cable trays, all wiring to workstation outlets & lighting | 2,000 sqft | 38/sqft | 76,000 | 22.6% |
| Lighting — LED Panels + Downlights | 500 lux at desk. LED panels in open plan, downlights in meeting rooms | 2,000 sqft | 22/sqft | 44,000 | 13.1% |
| Fire Alarm & Suppression | Addressable smoke detectors, sprinkler heads tied to building system | 2,000 sqft | 18/sqft | 36,000 | 10.7% |
| Data / Comms — Structured Cabling | Cat6A, 2-port faceplates at every workstation, patch panels, 2× server racks | Lump sum | — | 28,000 | 8.3% |
| JOINERY & CUSTOM MILLWORK | |||||
| Reception Desk (custom) | Curved MDF substrate, walnut veneer top, backlit Calacatta-effect panel | 1 no. | — | 32,000 | 9.5% |
| Pantry / Kitchen Cabinets | Moisture-resistant MDF, handle-less Egger laminate, SS sink & tap | 1 no. | — | 18,500 | 5.5% |
| PAINT, PERMITS & OVERHEADS | |||||
| Painting — Premium Emulsion | Dulux Weathershield 2-coat system, all partitions and bulkheads | 2,000 sqft | 12/sqft | 24,000 | 7.1% |
| DM/Developer NOC & Permits | Drawing submission, MEP permit, structural NOC, fit-out completion certificate | Lump sum | — | 14,500 | 4.3% |
| Waste Disposal & Site Protection | Hoarding, lift protection, skip hire, final deep clean | Lump sum | — | 8,500 | 2.5% |
| Sub-Total (Before VAT) | 632,200 | — | |||
| VAT @ 5% | 31,610 | — | |||
| TOTAL PROJECT COST (incl. VAT) | AED 663,810 | AED 332/sqft | |||
4. MEP Engineering: The 28–35% Budget Item Nobody Talks About
MEP first-fix in progress: HVAC ductwork, electrical trunking and data cabling before ceiling closure — Business Bay office, 2025.
In every office fit-out, the single most underquoted and misunderstood cost is MEP. Our project data shows that Mechanical, Electrical, and Plumbing works consistently account for 28–35% of the total Category B budget. Yet it is the most frequently missing item from the first-page price comparisons most clients receive from contractors.
Why is MEP so expensive? Because you are not just hanging light fittings. You are engineering an independent ventilation zone within a high-rise building, reprogramming chilled water distribution across a floor plate, installing an independent fire alarm addressable loop, re-routing all power from the main DB to new locations, and pulling structured cabling through fire-rated walls with proprietary grommets. Each of these tasks requires separate Accredited Engineering drawings, NOC submissions to the building management, and sign-off by a licensed UAE MEP contractor. Our MEP Services team is licensed and handles all of this end-to-end.
What MEP Work Cannot Be Skipped in a Dubai Office
The following MEP line items are non-negotiable regardless of budget tier. Cutting them is not a saving — it is an illegal liability:
- Fire Alarm Integration: Any new partition wall that crosses the ceiling plane must have addressable smoke detectors repositioned. Dubai Civil Defence mandates this. A single non-compliant detector will fail your fit-out completion certificate.
- Sprinkler Head Relocation: If your new partition layout moves the sprinkler coverage zone, heads must be relocated and hydraulic calculations resubmitted. This requires a licensed fire suppression contractor.
- HVAC Zoning: Creating private offices without reprogramming the VAV damper controls means some rooms will be freezing and others a sauna. In a split-unit scenario, under-specified unit capacity causes short-cycling and rapid compressor failure.
- Emergency Lighting & Exit Signs: Must comply with UAE Fire and Life Safety Code positions, which will change when walls move. Non-compliance blocks fit-out handover.
5. Location Cost Multipliers: Dubai vs. Abu Dhabi vs. Sharjah vs. Ajman
Completed commercial office renovation — Wasleen Interior Dubai. Mid-range tier with full glass partition system and bespoke reception desk.
The same 2,000 sqft Category B office fit-out will not cost the same in every emirate. Our location multipliers are derived from real logistics, labour camp costs, DEWA vs SEWA vs ADDC tariff structures, and free zone permit costs.
| Emirates / Location | Location Multiplier | 2,000 sqft Mid-Range Cost | Key Cost Driver vs Dubai |
|---|---|---|---|
| Dubai (Business Bay, DIFC, JLT) | ×1.00 (Baseline) | AED 663,810 | Baseline — highest logistics cost |
| Abu Dhabi (CBD, Al Reem, Masdar) | ×1.05 | AED 697,000 | Inter-emirate mobilisation + ADDC fees |
| Sharjah (SAIF Zone, Al Nahda) | ×0.90 | AED 597,500 | Lower SEWA tariffs, shorter supply chain |
| Ajman (Ajman Free Zone, Al Jurf) | ×0.85 | AED 564,200 | Lowest land cost, no DEWA surcharge |
6. The Hidden Costs Every Dubai Tenant Gets Surprised By
After years of delivering office fit-outs across the UAE, we have compiled the list of costs that blindside clients who use the cheapest contractor. Every one of these items is real, every one is frequently omitted from cheap quotations, and every one will appear on your invoice regardless of what you were initially quoted.
Most Dubai commercial towers require a refundable fit-out deposit (typically AED 15,000–50,000), a non-refundable drawing review fee (AED 2,000–5,000), and a signed fit-out undertaking from a licensed contractor. This is charged by the building management before a single worker enters the site.
Construction-phase electricity is charged at commercial DEWA rates and billed to either your fit-out contractor or directly to you. On a 2,000 sqft fit-out over 10 weeks, expect AED 3,000–8,000 in power consumption charges that no quotation includes.
Delivering materials to a high-floor office requires booking the building's goods lift — usually charged at AED 500–2,000/day with strict time windows. In towers like DIFC and Marina Plaza, weekend and after-hours surcharges can double this cost.
If you are inheriting a previously fitted space, you will likely need to demolish and dispose of old partition walls, strip old flooring down to the screed, and patch any penetrations in fire-rated walls. This demolition and making-good cost (AED 15–35/sqft) is rarely included in Category B quotations.
Dubai building regulations and most commercial leases require access control to your unit's main entry at minimum. A basic access control + CCTV package for a 2,000 sqft office runs AED 18,000–35,000 and is almost never included in the headline fit-out quotation.
A proper server room requires its own dedicated split-unit AC (running 24/7), a perforated raised floor, UPS-grade power sockets, and appropriate fire suppression (pre-action or clean agent). Budget AED 25,000–65,000 for a proper server room on top of the general fit-out cost.
7. Realistic Project Timelines by Size and Tier
Time is money in commercial real estate. You are paying rent from day one of your lease. Understanding the realistic timeline from design sign-off to the day you move your staff in is critical to calculating your true total cost.
Concept design, space planning, MEP schematic drawings, developer NOC submission, and DM permit application. This phase cannot be skipped or compressed — it is legal.
Strip existing fit-out, run all MEP first-fix (conduits, cable trays, ductwork, plumbing pipes) before walls and ceilings close. The most structurally critical phase.
Metal stud and drywall partition build-up, glass partition installation, suspended ceiling grid, and closure of all MEP first-fix. Longest duration phase for large offices.
Install all MEP second-fix items (light fittings, switches, sockets, AC grilles), flooring, painting, joinery installation, and kitchen/pantry fit-out.
HVAC commissioning, fire alarm testing with building management, DM final inspection, snagging, and deep clean. Wasleen delivers a signed fit-out completion certificate.
Total realistic timelines: Budget <500 sqft = 4–6 weeks. Mid-range 500–2,000 sqft = 8–12 weeks. Mid-range 2,000–5,000 sqft = 12–16 weeks. Premium 2,000+ sqft = 16–24 weeks.
8. How to Reduce Your Office Fit-Out Cost Without Cutting Corners
There are legitimate engineering decisions that reduce cost without reducing quality. There are also contractor shortcuts that create catastrophic defect liability. This section covers only the legitimate ones.
- Reuse the existing ceiling grid where possible. If the base building already has a clean Armstrong grid ceiling in good condition, assess whether you can work around it rather than replacing the entire grid. Saving 1,400 sqft of ceiling replacement can reduce your budget by AED 30,000–50,000.
- Phase your joinery procurement. Commit to the structural MEP and partition works in full, but phase the custom joinery (reception desk, meeting room credenzas) over 3–6 months as cash flow allows. The structural envelope is code-critical; the bespoke millwork is not.
- Specify LVT over engineered wood for Dubai humidity. Engineered wood in a poorly climate-controlled office will expand and buckle within 18 months. LVT is lower cost, waterproof, and has a 25-year commercial warranty. Our commercial fit-out team specifies Amtico Spacia as the default for all Dubai offices under AED 500/sqft.
- Run a single MEP coordination meeting before first fix. A single 2-hour MEP coordination meeting between your HVAC, electrical, data, and fire suppression subcontractors before first-fix ceilings are installed can eliminate AED 15,000–40,000 in rework costs that arise when trades clash.
- Avoid change orders after tender close. Every change order on an active fit-out site carries a 25–40% premium over the original quoted rate because the contractor is mobilised and any change requires remeasurement, restocking, and replanning. Freeze your design before issuing tender.
9. Frequently Asked Questions
What is the average office fit-out cost per sqft in Dubai in 2025?
In 2025, Dubai office fit-out costs range from AED 180–250/sqft for budget Category B, AED 280–420/sqft for mid-range, and AED 500–900+/sqft for premium turnkey. The most common commercial office (1,000–3,000 sqft, mid-range) lands between AED 320–380/sqft all-in including VAT and permits.
What is the difference between Category A and Category B office fit-out?
Category A is the base-building fit-out done by the developer — it gives you a blank, tenantable box with HVAC distribution, electrical DB boards, basic ceiling grid, and fire systems. Category B is your fit-out on top of that: partitions, custom joinery, your branding, IT infrastructure, meeting rooms, and bespoke finishes. Most quotations you receive from fit-out contractors are for Category B only.
How long does an office fit-out take in Dubai?
A budget office under 500 sqft: 4–6 weeks. A mid-range 500–2,000 sqft office: 8–12 weeks. Premium offices above 2,000 sqft with custom joinery and BMS: 16–24 weeks. The design approval and permit phase (2–4 weeks) is not optional and is included in these timelines.
Do I need DM approval for an office fit-out in Dubai?
Yes. Any changes to MEP systems (HVAC, electrical, fire), structural elements, or partition walls that affect the fire compartmentation require formal approval from Dubai Municipality (DM) or the relevant free zone authority. The building developer must also issue a NOC. A licensed contractor like Wasleen handles all drawing submissions and permit processing as part of our turnkey service.
What is the most expensive single item in an office fit-out?
MEP (Mechanical, Electrical & Plumbing) consistently represents 28–35% of total project cost. In the 2,000 sqft Business Bay case study above, MEP alone totalled approximately AED 188,000 out of AED 632,200. Architectural glass partitions are the second single-largest item, typically 15–20% of budget.
Is it cheaper to fit out an office in Sharjah or Ajman?
Yes — Ajman applies a ×0.85 multiplier and Sharjah a ×0.90 multiplier relative to Dubai baseline costs. The savings come from lower logistics costs, SEWA tariff differences, and lower labour camp transport costs. On a AED 660,000 Dubai project, the equivalent Ajman specification would cost approximately AED 564,000 — a saving of around AED 96,000.