Apartment Renovation Dubai: Full and Partial Flat Renovation
Renovel renovates Dubai apartments from a single-room refresh to a full strip-out and rebuild, in studios through three bedroom units across the Marina, Downtown, Business Bay, JLT, JVC and Palm Jumeirah. One contract covers design, the building NOC and permits, every trade and handover, with a fixed price agreed before anyone lifts a tile.
Three Levels of Apartment Renovation
Almost every apartment renovation in Dubai falls into one of three brackets. A five year old unit with a sound kitchen and tired paint is a different job from a 2008 handover with original ceramic floors and a bathroom leaking into the screed.
Cosmetic refresh
Nothing moves and nothing comes out. Full repaint, new flooring over the existing screed, replacement doors and handles, new light fittings and switch plates, wet areas resealed. What landlords buy between tenancies and owners buy when the unit is sound but dated.
Mid-range renovation
Kitchen and bathrooms replaced in their existing positions, flooring taken back to slab and relaid, joinery rebuilt, lighting redesigned on new circuits. No walls move, so approvals usually stay at NOC level. Most Dubai apartment renovations land here.
Full strip-out and rebuild
Back to blockwork and slab. Partitions out, the kitchen possibly opening into the living area, wet areas rebuilt with new waterproofing, MEP rerun rather than patched, ceilings dropped for lighting and AC. Layout changes trigger a permit on top of the NOC.
Where you want the whole unit delivered on one fixed price with furniture and styling included, see turnkey renovation in Dubai. Where the look matters more to you than the building work, start with apartment interior design and let the design set the scope.
Who We Renovate Dubai Apartments For
The same 900 sqft one bedroom gets a different specification depending on why it is being renovated. Telling us which of these you are changes what we recommend, usually in your favour.
Owner occupiers
You live here, so the brief comes from daily annoyances rather than resale. Design time goes on storage, lighting and where things actually go, and a phased room-by-room programme often beats the fastest finish.
Landlords and sellers
The question is which AED 40,000 lifts the rent or removes the buyer’s reason to negotiate. Usually flooring, clean paint, a kitchen worktop and door change, bathrooms resealed, and lighting. Quoted with a payback view and a hard-wearing specification.
Investors renovating from abroad
We survey, film the walkthrough, present the design remotely, fix the scope in writing and send dated progress photography at every stage. We hold the building relationship and can act on the NOC with your written authorisation.
New handover units
Off plan handovers arrive with basic ceramic, builder white paint, a shallow kitchen and no wardrobes. Renovating before you move in is cheaper: the unit is vacant, nothing needs protecting, and the defect liability period is still live for genuine build faults.
Apartment Renovation Room by Room
A whole-unit renovation is six smaller projects sequenced properly. One contract is cheaper than six, because the protection, the NOC, the lift bookings and the trades are paid for once.
Kitchen
The biggest value item in an apartment. Dubai kitchens are usually closed galleys, so gains come from full-height units, deep drawers instead of base cupboards, and a worktop that survives how you cook. Layout changes depend on what the tower allows for drainage and extraction.
Bathrooms
The riskiest room and where cheap work shows fastest. Every wet area we rebuild gets new tanking, a fall to the drain, a flood test before tiling and pressure-tested pipework. Apartment bathrooms rarely have a window, so extraction matters as much as the tiles.
Living and dining
Flooring, ceilings and lighting do the heavy lifting: large-format porcelain or marble with tight joints, a dropped ceiling hiding AC ducting and carrying cove lighting, media joinery built into the wall, and enough circuits that the room works in the evening.
Bedrooms
Fitted wardrobes are the change owners notice daily. Floor to ceiling units with internal drawers and lit hanging space replace the shallow developer cupboard and give a small bedroom its floor area back. Add blackout tracks, bedside power and an acoustic door seal.
Balcony
The most commonly wasted square metres in a Dubai apartment. Anti-slip outdoor porcelain or decking over the slab, an outdoor rated light and socket, shade, and planting that survives August. Balcony work touches the façade and the waterproofing, so it needs the NOC.
Storage, laundry and entry
The rooms nobody puts in the brief and everybody uses: a laundry with a stacked washer and dryer, shelving and a drying rail, an entry with shoe storage, a utility cupboard. In studios and one bedrooms this is where a renovation is won or lost.
Each has a specialist page with the detail: kitchen renovation, bathroom renovation, marble and stone flooring, fitted wardrobes and custom kitchen cabinets. In a whole-unit project all of them sit inside the single apartment renovation contract.
The Apartment Renovation Process, Start to Handover
Ten stages, in this order, every time. The sequence protects the finish: waterproofing flood tested before tiling, MEP tested before plaster, worktops templated after the cabinets are levelled. Skipping ahead is how renovations end up being done twice.
Survey and measure
We record the existing MEP, drainage stack and riser positions, whether the building runs district cooling, and the access route, because lift dimensions decide how materials get in.
Design and 3D visuals
Layout, finishes schedule, lighting and socket plan and joinery drawings, as 3D visuals. Remote clients get the same package as a video walkthrough with the designer.
Fixed scope and quotation
A line-by-line quotation naming every room, material, quantity and exclusion, converted from a range into one number, with payment tied to stages rather than dates.
NOC and permits
We lodge the association or FM NOC with the trade licence, insurance, method statement, drawings and deposit, and run the Municipality, DDA or Trakhees permit alongside it where needed.
Protection and demolition
Corridors, lift lobby, lift car and doorway protected before a tool comes in. Strip-out inside permitted hours, waste out on the building route, hidden conditions photographed the same day.
MEP first fix
Water, drainage, electrical, data, AC ducting and any approved chilled water alteration installed and tested while the walls are open, with circuits labelled and the board schedule updated.
Waterproofing and screeds
Wet areas tanked, upstands taken high behind the shower, falls formed to the drain, then a flood test signed off before tiling. Floor levels are set across the whole unit here.
Finishes
Tiling and stone, plaster repairs, ceilings, painting and skirting. Stone is dry laid and set out before fixing so the veining runs the way it was designed.
Joinery and second fix
Kitchen, wardrobes and built-ins installed, worktops templated after the cabinets are levelled, then sanitaryware, taps, switches, lighting, hardware and appliances, tested and certified.
Snagging and handover
We snag our own work first, then walk the unit with you or send the recorded walkthrough if you are abroad. Your list closed, unit deep cleaned, and close-out with the building so the deposit is released.
What Makes an Apartment Different From a Villa
Renovating a unit inside a Dubai tower means working in somebody else's building, on their hours, through their lift, under their approvals. These constraints decide the programme and the price, and they are why a villa contractor will underquote an apartment.
Owners association or FM NOC
Practically every tower requires a building NOC before work starts, even for cosmetic work, because the association is approving contractor access, lift use, noise and waste. Applications want the title deed, trade licence, insurance, a method statement, drawings and a deposit, and take 5 to 15 working days.
Municipality and free zone permits
A Dubai Municipality modification permit sits on top of the NOC when walls move, wet areas relocate, drainage changes or fire devices are affected, and needs stamped consultant drawings. In DDA areas such as Business Bay and TECOM a fit-out permit runs around AED 0.90 per sqft, minimum AED 200, capped at AED 10,000. Trakhees covers Palm Jumeirah and other PCFC districts.
Permitted working hours
Residential towers commonly restrict work to roughly 09:00 to 17:00 on weekdays, with demolition, coring and chasing confined to a narrower window and banned at weekends and on public holidays. This is the main reason apartment programmes run longer than villa work.
Service lift booking
Materials and waste move through the service lift on booked slots, with padding, a security pass per worker and a named supervisor. Stone slabs, long worktops and wardrobe carcasses have to be checked against the lift car before they are ordered, so we measure the lift on the survey.
Refundable contractor deposits
Buildings hold a refundable deposit against damage to common areas, typically AED 2,000 to 20,000, plus a non-refundable administration fee often between AED 2,000 and 5,000. Release follows a close-out inspection, so protection standards during the job are worth real money at the end.
Post-tension slab drilling limits
Many Dubai towers use post-tension slabs, with steel tendons running through the concrete under load. Coring into one can be catastrophic: DDA guidance requires that coring under 200 mm avoids structural elements such as tendons and stays at least one metre clear of columns. Penetrations are scanned and engineer reviewed first.
Wet area relocation limits
Moving a bathroom or kitchen away from the existing stack is what buildings resist most, because drainage has to fall to a riser serving the whole column of apartments. A raised floor build-up or macerator sometimes solves it, sometimes nothing does. We establish that on the survey.
District cooling and chilled water
Most towers in Downtown, Business Bay, Marina and JLT run district cooling, with fan coil units on a shared chilled water loop and a BTU meter. Relocating an FCU or altering a connection needs provider and building sign-off, so ceilings are drawn around the existing units and access panels.
Working without the right approvals is a financial risk, not a paperwork one: fines that can reach AED 50,000, a stop-work order that strands the unit half demolished, and the loss of the deposit. Renovel holds the licences and insurance associations ask for and lodges the applications as part of the scope. The two-layer approval system across all property types is set out on our Dubai renovation services page.
Renovating an Occupied Apartment vs a Vacant One
Occupied, you stay in place
Workable for a cosmetic refresh, a single bathroom, a kitchen replacement or one bedroom at a time. We phase the work so you keep a functioning bathroom, seal the active zone with dust screens, protect the route from the front door, and clear the site every evening. What it costs you is time: trades cannot overlap, noisy work is confined to a narrow window inside the already restricted tower hours, and everything is set up and broken down daily. Expect roughly 30 to 50 percent longer than the same scope in an empty unit.
Vacant, the faster and cheaper route
For anything involving demolition, wet areas, flooring across the unit or full MEP, an empty apartment is the right answer. Water and power can be isolated for days, tilers and electricians work in the same rooms on the same day, materials are staged inside the unit, and the deep clean happens once at the end. Between tenancies that window is free time. If you live in the unit, budget 6 to 12 weeks elsewhere. New handovers and investor purchases are almost always renovated vacant, the cheapest moment in a Dubai apartment's life to change it.
Realistic Timelines by Apartment Size
On-site durations for a vacant unit with approvals in hand and materials on the water. Add the front end: 1 to 2 weeks of design, 5 to 15 working days for the NOC, another 2 to 4 weeks if a municipality permit is needed, and 3 to 4 weeks of workshop time for custom joinery. Imported stone and appliances can run 8 to 14 weeks, which is why selections are locked before demolition.
| Apartment size | Cosmetic refresh | Mid-range | Full strip-out |
|---|---|---|---|
| Studio, 400 to 550 sqft | 1 to 2 weeks | 4 to 6 weeks | 7 to 10 weeks |
| 1 bedroom, 700 to 950 sqft | 2 to 3 weeks | 6 to 8 weeks | 9 to 12 weeks |
| 2 bedroom, 1,100 to 1,500 sqft | 2 to 4 weeks | 8 to 12 weeks | 12 to 16 weeks |
| 3 bedroom, 1,700 to 2,400 sqft | 3 to 5 weeks | 10 to 14 weeks | 16 to 24 weeks |
The working hour restriction is the variable most people underestimate. A villa crew can start at seven and work through; in a tower the noisy trades often get a five hour window on weekdays only. We build that in at quotation stage.
Apartment Renovation Cost: A Quick Orientation
Dubai apartment renovation is priced per square foot of internal area, then adjusted for how much of the work is wet, joined or moved. A cosmetic refresh sits around AED 150 to 300 per sqft, a mid-range renovation around AED 300 to 600 per sqft, and a premium or full strip-out from AED 600 to 1,000 per sqft and upward.
As whole units, a studio or one bedroom light refresh commonly lands between AED 25,000 and 60,000, a targeted one or two bedroom upgrade between AED 60,000 and 180,000, a full mid-range two or three bedroom between AED 120,000 and 320,000, and a premium renovation from AED 250,000 upward. Approval costs sit alongside: association fees of roughly AED 2,000 to 5,000, refundable deposits of AED 2,000 to 20,000, and permit fees where the scope needs one. On older units, carry a 10 to 20 percent contingency.
VAT at 5 percent is added to the contract sum. For the itemised breakdown by room, material and unit size, read our apartment renovation cost guide for Dubai. After the survey we turn the range into one fixed price.
What Is Included, and What Is Not
Apartment quotations in Dubai are easy to compare wrongly, because one includes the NOC, the protection and the deep clean and another leaves all three for you to discover later. Here is where our line sits.
Included in the fixed price
- + Survey, measured drawings, layout design, 3D visuals and a written finishes schedule
- + Owners association or FM NOC application, plus a Dubai Municipality, DDA or Trakhees permit where the scope needs one
- + Protection of corridors, lift lobby and lift car, strip-out and licensed waste disposal
- + All trades under one contract: demolition, plumbing, electrical, AC, waterproofing, tiling, stone, gypsum, painting and joinery
- + Kitchen, wardrobes and built-in units made in our own joinery workshop
- + Supply and installation of the materials, sanitaryware, taps, lighting and hardware listed in your quotation
- + Testing and certification of wet connections and electrical circuits, then a full deep clean
- + Snagging, your list closed before handover, warranties, and close-out with the building so the deposit is released
Not included, quoted separately
- − VAT at 5 percent, added to the contract sum
- − Refundable building deposits and association administration fees, paid at cost
- − Appliances, loose furniture, curtains and styling, unless listed as supplied items
- − DEWA load amendment where new equipment exceeds the existing supply
- − District cooling provider charges for an approved chilled water or fan coil alteration
- − Structural engineer reports and consultant drawing fees where a layout change demands them
- − Concealed defects found on opening up, such as failed waterproofing or corroded pipework, priced as a variation once photographed and agreed
Why Renovel for an Apartment Renovation in Dubai
We know the towers
Working hours, lift bookings, waste routes, protection standards and what each association wants in the NOC pack. Working to the building rules is how projects finish on schedule and deposits come back in full.
One contract, every trade
Demolition, plumbing, electrical, AC, waterproofing, tiling, stone, gypsum, painting and joinery are all ours, run by one project manager. No gaps between subcontractors.
Joinery made in-house
Kitchens, wardrobes and built-ins are made in our own workshop, built to your rooms rather than forced from a catalogue, and a damaged panel is remade in days instead of reordered from Europe.
Fixed price, written scope
The quotation names every room, material and exclusion. Variations happen only when you change something or the building hands us a genuine surprise, and both are agreed in writing first.
We renovate apartments across Dubai Marina, JBR, JLT, Downtown, Business Bay, DIFC, Palm Jumeirah, JVC, Dubai Hills, Al Barsha and Deira, for residents and overseas owners alike. If you are still shortlisting contractors, our guide on how to choose a renovation company in Dubai sets out the licence, insurance and contract checks worth making before you sign with anyone, including us. Send us the floor plan, the building name and a few photos, and we will come back with an indicative range the same week.
Frequently Asked Questions
How much does apartment renovation in Dubai cost?
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A cosmetic refresh runs about AED 150 to 300 per sqft, a mid-range renovation with a new kitchen, bathrooms and flooring about AED 300 to 600 per sqft, and a full strip-out with custom joinery and layout changes AED 600 to 1,000 per sqft and above. As whole units that is roughly AED 25,000 to 60,000 for a studio or one bedroom refresh, AED 120,000 to 320,000 for a full mid-range two or three bedroom, and AED 250,000 upward for a premium renovation, plus VAT at 5 percent. Our Dubai apartment renovation cost guide carries the itemised breakdown.
Do I need an NOC to renovate an apartment in Dubai?
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Yes, in practically every case. The owners association or facilities management company issues a No Objection Certificate before work starts, even for cosmetic work, because they are approving contractor access, lift use, working hours, noise and waste removal as well as the work itself. Applications normally need the title deed, trade licence, third party insurance, a method statement, drawings and a refundable deposit, and take 5 to 15 working days. A Dubai Municipality, DDA or Trakhees permit is required on top when walls move, wet areas relocate, drainage changes or fire devices are affected.
How long does an apartment renovation take in Dubai?
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On site in a vacant unit, a studio cosmetic refresh takes 1 to 2 weeks and a full studio rebuild 7 to 10 weeks. A one bedroom runs 2 to 3 weeks cosmetic and 9 to 12 weeks full. A two bedroom mid-range renovation runs 8 to 12 weeks and a three bedroom full renovation 16 to 24 weeks. Add the front end: NOC review is 5 to 15 working days, a municipality permit adds 2 to 4 weeks, and custom joinery 3 to 4 weeks in the workshop.
Can I live in my apartment during the renovation?
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For a cosmetic refresh or a single room, yes, and we phase the work so you keep a functioning bathroom and kitchen throughout. For a mid-range or full renovation involving demolition, wet areas and flooring across the unit, we advise moving out for the duration, generally 6 to 12 weeks, because water and power are isolated for long periods and construction dust does not respect a plastic sheet. A vacant unit also finishes faster and usually costs less, since trades can overlap.
Can you renovate my Dubai apartment while I am overseas?
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Yes, and a large share of our apartment work is exactly that. We survey and film the unit, present the design and material selections remotely, agree a fixed written scope, and send dated progress photography at each stage. With your written authorisation we deal with the building on the NOC, take delivery of materials, hold the keys under a logged handover, and close out with the association so your deposit is released. Handover is a recorded walkthrough plus the snag list.
Can I move the kitchen or bathroom in a Dubai apartment?
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Sometimes, and it has to be checked before it is designed. Drainage must fall to the riser serving the whole column of apartments, so relocating a wet area away from the existing stack may need a raised floor build-up or a macerator, and some buildings refuse it outright. Floor penetrations are further limited by post-tension slabs: DDA guidance requires coring under 200 mm to avoid tendons and other structural elements and to stay a metre clear of columns. Chilled water fan coils also cannot be moved without provider approval.
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