Renovation contractors Dubai: how to compare quotes
A Dubai renovation quote is a price for work nobody can fully see yet, so the document itself is the only thing you can judge before signing. Read it line by line and the gaps appear on paper, where they cost hundreds, instead of mid project, where they cost thousands.
Why work with ROUND TRIANGLE DECORATION CO. L.L.C
- Line by line review of the renovation quote you already have
- Fixed written price for the same villa scope, from AED 100,000
- One in-house team across structure, MEP, finishes and joinery
- Snagging list closed before the final payment is released
- Written variation rates agreed at contract stage
- Single point of contact on WhatsApp at +971 50 786 0555
What a Dubai renovation contractor quote should itemise
A comparable villa quote puts a quantity, a unit and a rate on every line, because that is the only format you can check against a second quote.
A complete Dubai villa quote contains:
- Demolition, removal and Dubai Municipality disposal fees
- Blockwork, plaster, screed and waterproofing priced by square metre
- Structural work, with an engineer drawing where a wall comes out
- MEP: electrical points, DB upgrades, plumbing, drainage and AC ducting
- Finishes: floor tiling, wall tiling, painting and ceilings by area
- Joinery: kitchens and wardrobes priced by linear metre
- Doors, ironmongery, sanitaryware, mirrors and glazing
- External works: boundary walls, pergola, landscaping, pool
- Permits, drawings, NOC fees and a named payer for each
- Snagging period, defect liability and a stated contingency
If the document has one lump sum and a start date, you cannot compare it with anything. Ask for the breakdown before you ask for a discount, because a discount on an unclear scope is just a smaller guess.
Why the cheapest of three quotes usually costs the most
The lowest number is usually the least complete, not the best value.
Take two quotes for the same four bed villa. One comes in at AED 120,000 with 15 thin lines and a 20 percent contingency. The other comes in at AED 155,000 with 40 lines, disposal included and a fixed variation rate sheet. The first one rarely finishes at 120,000. Missing quantities get re-measured, provisional sums settle high, and every extra socket becomes a negotiation you are not in a strong position to win halfway through. The second one often finishes where it started.
A useful habit for anyone comparing villa renovation quotes in Dubai: put the three documents side by side and check which lines are absent, not which lines are cheap. A quote that never mentions haulage has not done the haulage for free. It has simply decided not to mention it yet.
Line by line: structure, MEP, finishes, joinery, snagging
Each part of a villa is priced differently, and weak quotes hide in all five.
| Line | Thin quote | Complete quote |
|---|---|---|
| Structure | Lump sum for wall removal | Area, beam design, engineer stamp, temporary propping |
| MEP | Number of points only | Point schedule, cable spec, DB upgrade, testing and certification |
| Finishes | Supply only | Supply and lay, adhesive, levelling, skirting, cutting waste |
| Joinery | Per item | Dimensions, board type, finish, hardware brand, install and silicone |
| Snagging | Not listed | Fixed snag period, named owner, sign off date |
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Plastering and material movement mid build on a Dubai villa renovation.
On MEP, the test is simple. A reliable villa renovation contractor in Dubai will name the cable size, the number of circuits and who signs the test certificate. On joinery, the test is dimensions. If the wardrobe is priced per item with no width, you have bought an argument.
A worked example: 4 bed Dubai villa, AED 100,000 to 450,000
The same four bed villa can be quoted anywhere from AED 100,000 to 450,000, and the difference is scope, not greed.
| Scope | Typical range (AED) | What is included |
|---|---|---|
| Internal refresh | 100,000 to 180,000 | Paint, flooring, doors, two bathroom upgrades, minor MEP |
| Partial structural and MEP | 180,000 to 280,000 | Wall removal, full rewire, plumbing replacement, AC ducting, three bathrooms |
| Full renovation | 280,000 to 450,000 | All of the above plus kitchen, wardrobes, external works, pergola |
For a villa of roughly 350 square metres, realistic unit rates look like this. Floor tiling supply and lay runs AED 120 to 180 per square metre. Painting runs AED 18 to 30 per square metre. An electrical point runs AED 180 to 350. A built-in wardrobe runs AED 1,800 to 3,500 per linear metre. A new kitchen runs AED 60,000 to 150,000. A full bathroom refurbishment runs AED 25,000 to 60,000.
If your quote gives you a total without these rates, you have no way of knowing which of the three tiers above you are actually buying. That is a renovation contractors Dubai cost problem you can solve before signing, not after.
Permits and approvals: DET and Trakhees NOC
On most Dubai villa renovations the contractor prepares and submits the paperwork, but the owner holds the permit and pays the fees.
A complete quote separates these lines: DET building permit fees, engineering drawings and stamp, contractor licence copies, developer or community management NOC, Trakhees NOC where the property sits inside a free zone or special development zone, and DEWA approval where the electrical load changes. Structural changes and anything touching the external envelope usually add Civil Defence review and longer approval times.
Expect AED 3,000 to 15,000 across those lines on a typical villa modification, and more if you are adding built area. If a quote has no permit line at all, either the contractor plans to work without approval or the fee will arrive later as a variation. Both are problems.
Payment schedule vs milestone schedule
Pay against verified milestones, never against calendar dates.
A milestone schedule for a Dubai villa renovation looks like this:
- 10 percent on contract signing and approved drawings
- 25 percent when demolition is complete and first fix is marked out
- 25 percent when MEP first fix is inspected and signed off
- 25 percent when finishes and joinery are installed
- 10 percent when the snag list is closed and signed
- 5 percent retention released 30 days after handover
A completed bedroom after joins and joinery, ready for snagging sign off.
A date based schedule that asks for 40 percent in month one does not protect you when the job slows. It protects the contractor. Ask what happens to each payment if the milestone is missed, and get the answer in the contract.
Red flags in a Dubai renovation quote
- A single lump sum with no quantities or unit rates
- No demolition disposal or haulage line
- Provisional sums above 15 percent of the total
- No snagging period and no defect liability stated
- Variation rates left blank
- No permit, drawing or NOC line
- Payment requested off schedule or in cash with no receipt trail
- A timeline in weeks with no dependencies shown
How to get your existing quote reviewed
Send the quote, any drawings and a few photos, and ask for a line by line read before you commit to anything.
- Share the quote you already have, even if it came from someone else
- We compare quantities, rates and exclusions against the real scope
- We flag missing lines, weak provisional sums and unclear variation rates
- You receive a fixed written price for the same villa work, from AED 100,000
You can get your villa renovation quote reviewed over WhatsApp on +971 50 786 0555, usually within two working days. If you are still early in the process, our Dubai villa renovation guides cover scope, materials and sequencing in more detail.
Frequently asked questions
How much does a villa renovation cost in Dubai?
For a four bed villa of about 350 square metres, an internal refresh runs AED 100,000 to 180,000, a mid scope job with structural and MEP work runs AED 180,000 to 280,000, and a full renovation with a new kitchen, wardrobes and bathrooms runs AED 280,000 to 450,000. The number moves with the volume of joinery and the number of bathrooms more than with plot size.
How long does a villa renovation take in Dubai?
An internal refresh takes 8 to 12 weeks. A full renovation with new kitchen, bathrooms and external works takes 16 to 24 weeks. Permit and NOC approvals add 2 to 4 weeks before site work can start.
Who pays for DET permits and Trakhees NOC on a villa renovation?
The owner pays the fees and holds the permit. The contractor normally prepares drawings and manages submission. Budget AED 3,000 to 15,000 for drawings, engineer stamps and NOC fees on a typical villa modification, higher if you change the external envelope or add built area.
Can you review a renovation quote I already have from another contractor?
Yes. We read it against the same scope, point out missing quantities, thin rates and unclear exclusions, then give you a fixed price for the same work starting from AED 100,000. Send it on WhatsApp with any drawings you have.
What should a villa renovation payment schedule look like in Dubai?
Payments should follow verified milestones rather than dates. A sensible split is 10 percent on signing, 25 on demolition, 25 on MEP first fix, 25 on finishes and joinery, 10 on snagging closure, and 5 percent retention released 30 days after handover. Be cautious with any schedule that collects more than 40 percent before first fix is inspected.
Do renovation contractors in Dubai give fixed prices?
Yes, once drawings and scope are defined. Genuinely hidden work such as failed waterproofing or old wiring stays as a provisional sum until the wall is opened, so ask for the rate you will pay per square metre if the scope grows. That single line protects you more than any discount.
