Villa Renovation Cost in Dubai: Price per Sq Ft in 2026
As a rough guide in 2026, villa renovation in Dubai is typically quoted at AED 120–250 per sq ft for a basic scope, AED 250–450 for mid-range and AED 450+ for luxury. In whole-project terms that is usually about AED 200,000–350,000 for basic, AED 400,000–800,000 for mid-range and over AED 1 million for luxury.
These are market ranges, not our prices. Per-sq-ft figures only get you to a first estimate. The final number depends on the kitchens, bathrooms, joinery and any pipe or wiring replacement, and we explain below how to read it.
What a villa renovation budget is made of
A villa has more of everything than an apartment: more floor area, more wet rooms, more doors and windows, and usually a roof, a garden and a majlis or maid's room. Most of the budget goes into a few lines:
- Wet rooms and kitchen. They are expensive per sq ft because of plumbing, waterproofing, tiles and fittings.
- Floors. Tile, stone or wood across two storeys is a large area, so the material choice matters.
- Joinery. Built-in wardrobes, kitchen cabinets, TV walls and doors made to drawings.
- Hidden works. Re-plumbing, rewiring, AC changes and ceilings.
- Permits and approvals. Smaller than the works, but they add time and should be in the quote.
- VAT. Construction and fit-out services are standard-rated at 5%. Check that your quote states whether VAT is included.
If you want to see how this compares with a smaller home, our guide to apartment renovation cost in Dubai covers the same logic at apartment scale.
Price per sq ft and whole-villa budgets
Per-sq-ft rates are useful for comparing offers, but they hide a lot. A villa with a basic finish and one new kitchen can cost less per sq ft than a smaller villa with five new bathrooms and full joinery. Ask for an itemised quote and compare line by line.
| Item | Typical range quoted in Dubai in 2026 (AED) | What it depends on |
|---|---|---|
| Basic villa renovation | 120–250 per sq ft (about 200,000–350,000 in total) | Mostly cosmetic: paint, floors, fittings |
| Mid-range villa renovation | 250–450 per sq ft (about 400,000–800,000 in total) | New kitchen and bathrooms, ceilings, some joinery |
| Luxury villa renovation | 450+ per sq ft (over 1,000,000 in total) | Stone, bespoke joinery, layout changes |
| 4-bedroom villa, mid-range | 600,000–1,100,000 | Plot size, number of wet rooms, finishes |
| 5-bedroom villa, mid-range | 900,000–1,650,000 | Same, plus extra rooms and outdoor areas |
| Villa kitchen | 45,000–80,000 basic; 80,000–150,000 mid-range; 150,000–250,000+ luxury | Cabinets, worktop, appliances, layout |
| Villa bathroom | 30,000–80,000 | Size, tiles, shower type, fittings |
| Villa painting | 8,000–35,000 | Area, ceiling height, paint grade, wall repair |
| Built-in wardrobes | 1,200–3,500 per linear metre | Material, doors, internal fittings |
Ranges overlap and sources differ, so treat them as a corridor, not a promise. For single rooms, see our pages on kitchen renovation cost and bathroom renovation cost.
Three typical villa scopes
Refresh
Repainting, new light fittings, some floor replacement and refinished joinery. This sits in the basic band, typically about AED 200,000–350,000 for a whole villa. Plumbing and wiring stay as they are.
Kitchen, bathrooms and finishes
A new kitchen, renewed bathrooms, ceilings, flooring on the main level and new wardrobes. This is the mid-range band, typically AED 400,000–800,000, rising with the size of the villa and the number of wet rooms.
Full renovation with layout changes
Walls moved, services replaced, stone floors and bespoke joinery throughout. Typical budgets start above AED 1 million, and the scope may need approvals from the master developer and Dubai Municipality.
Permits, approvals and the cost of skipping them
In a master community, alterations to a villa generally need the developer's approval before work starts. Emaar, Meraas and Nakheel each have their own process, and Nakheel areas can also fall under Trakhees. As a rough guide, a developer NOC fee is typically AED 1,000–5,000. Total permit fees, excluding consultant and contractor, are typically AED 3,000–6,000 for a minor villa scope and AED 7,000–12,000 for a full renovation. The actual figure depends on your community and scope, so confirm it with your developer.
Unapproved work can lead to fines, stop-work orders and forced reinstatement, and these costs fall on the owner. We prepare and submit the documents for the NOC and, where needed, authority approvals. For the process in detail, see building permits for a villa with Dubai Municipality and renovation permit fees in Dubai.
What pushes a villa budget up or down
- Hidden condition. Old pipes, wiring and roof waterproofing only show once walls and floors are opened. We survey first and photograph hidden works before they are covered.
- Material choice. Porcelain and stone prices vary widely per sq m. Imported materials can take 6–12 weeks to arrive, and delays cost money.
- Layout changes. Moving walls or wet rooms adds drawings, approvals and services work.
- Joinery. Made-to-measure furniture costs more than modular, but fits the villa's real dimensions.
- Duration. A partial 4-bedroom villa typically takes 12–18 weeks, and a complete 5–6 bedroom renovation 18–30 weeks. Longer jobs carry more site costs.
A per-sq-ft rate is a starting point, not a quote. Two villas of the same size can differ by hundreds of thousands of dirhams depending on the number of wet rooms, the joinery and what is hidden behind the walls. Ask for the price itemised and fixed in the contract.
How to get a budget you can trust
- Define the scope. List the rooms, what must change and what can wait.
- Set a range and a reserve. Decide the budget you are comfortable with and keep a margin for surprises in a villa that has not been opened up before.
- Book a survey. We visit, measure, photograph and discuss the brief and budget.
- Compare itemised quotes. Check that demolition, waterproofing, permits, protection and cleaning are all listed.
- Fix the price and timeline in the contract. No extras beyond the quote, with payment stages written down.
You can read more about how we run a project on our how we work page, and about the sequence of work in full villa renovation stages. Our pricing page explains how we present quotes.
Plan on a corridor, not a single number: roughly AED 200,000–350,000 for a basic villa refresh, AED 400,000–800,000 for mid-range and more than AED 1 million for luxury. Get a survey, insist on an itemised fixed quote, and check the approvals before the work begins.
Get a fixed quote for your villa
We will survey the villa, discuss your brief and budget, and give you an itemised quote with the price and timeline fixed in the contract.
Book a site surveyFAQ
How much does it cost to renovate a villa in Dubai per sq ft?
As a rough guide in 2026, typical ranges quoted in Dubai are AED 120–250 per sq ft for basic work, AED 250–450 for mid-range and AED 450+ for luxury. The final figure depends on wet rooms, joinery, hidden works and finishes.
How much does a whole villa renovation cost in Dubai?
Typical totals are about AED 200,000–350,000 for basic, AED 400,000–800,000 for mid-range and over AED 1 million for luxury. Mid-range 4-bedroom villas are often quoted at AED 600,000–1,100,000, and 5-bedroom villas at AED 900,000–1,650,000.
Do I need approval to renovate a villa in Dubai?
Generally yes, for alterations. Master developers such as Emaar, Meraas and Nakheel require approval, and Dubai Municipality or other authorities may issue permits depending on the area. We prepare and submit the documents, but check the rules for your community.
How long does a villa renovation take in Dubai?
A partial renovation of a 4-bedroom villa typically takes 12–18 weeks, and a complete renovation of a 5–6 bedroom villa 18–30 weeks. Approvals and imported materials can extend this, so we agree the timeline in the contract after the survey.