How Much Does Office Fit-Out Cost in Dubai? A 2026 Pricing Guide

"How much does a fit-out cost?" is almost always the first question tenants ask — and a single per-sq.ft. number rarely gives a useful answer, because two offices the same size can have very different budgets depending on how much partitioning, glazing and MEP work they need. Below is a category-by-category breakdown of what we typically charge, priced per square metre, so you can build a realistic estimate for your own space.

Cost by category (AED per sqm)

Most office fit-outs we quote in Dubai fall between 100–300 sqm. Here's roughly what each element costs on its own:

• Flooring (mid-range vinyl/laminate): AED 80–150/sqm
• Partitions — gypsum (single layer, painted finish): AED 180/sqm
• Partitions — glass (framed, single-glazed): AED 450/sqm
• Ceiling (standard gypsum board / grid): AED 180/sqm
• Joinery (reception desk, custom cabinetry): priced individually once we have your floor plan, since designs vary widely
• MEP (air-conditioning, electrical, plumbing): typically 20–30% of total project cost
• Authority approval fees (Dubai Municipality, Trakhees, DEWA, Civil Defence submissions): budget roughly 2–5% of project cost on top of construction

Glass partitioning is consistently the single biggest line item per square metre in most office fit-outs — at roughly 2.5x the cost of a standard gypsum wall for the same footprint, the split between gypsum and glass in your layout has more impact on total budget than almost any other decision. If your design calls for a fully glazed frontage or glass-walled meeting rooms, that's usually where the budget conversation should start.

For a typical small-to-mid office in the 100–300 sqm range, design-to-handover usually takes about 6–8 weeks once scope and approvals are confirmed.

What moves your budget up or down

Glazing ratio

How much of your partition run is glass versus gypsum is usually the biggest single lever on cost. A layout with mostly closed gypsum offices and one or two glass meeting rooms will land well below a fully glazed, open-plan design with glass on every partition.

Shell & core condition

A true shell & core handover (bare slab, exposed columns, no ceiling or flooring) costs more to fit out than a space with an existing fit-out already in place, simply because more is being built from zero. See our guide on shell & core vs. fit-out for what to check before you sign a lease.

MEP scope

Adding electrical load (server rooms, kitchen equipment, extra AC), rerouting ductwork, or upgrading fire suppression all push MEP toward the higher end of the 20–30% range — and often add approval time too, since DEWA and Dubai Civil Defence need to sign off on the changes.

Joinery & furniture

Custom-built reception desks, joinery and bespoke furniture cost more than off-the-shelf furniture, but typically last longer and fit the space exactly — an in-house joinery workshop (rather than outsourcing) usually keeps this cost more predictable.

Location

Premium buildings and districts — Downtown Dubai, Business Bay, DIFC — often carry stricter landlord fit-out guidelines and building management requirements, which can add both cost and approval steps compared to a standard business park unit.

Approval complexity

Projects requiring approval from multiple authorities (for example DM plus DEWA plus DCD, or a free-zone authority with its own drawing standards) take longer to move through design sign-off and add to that 2–5% approvals budget. See our fit-out approvals guide for the full breakdown of who reviews what.

Getting an accurate number for your project

Share your space size, building, and rough finish expectations with our team and we'll put together an itemised quote — covering design, approvals, execution, and joinery — so you know exactly what you're budgeting for before committing to anything.