Office Fit-Out in Dubai
End-to-end office fit-out from shell-and-core to handover. Partitioning, ceilings, MEP, joinery, finishes and signage. Authority approvals coordinated — Building Management NOC, Dubai Municipality, Dubai Civil Defence, DEWA, free-zone authority, developer NOC. Fixed-price BOQ within 7 working days of site survey. 6-month workmanship warranty.
Fit-out scope
Architectural, MEP, joinery, finishes, ELV and approvals — all under one contract, run by one in-house team. In-house duct manufacturing workshop cuts MEP lead time vs subcontracted duct fabrication.
We handle both Cat A (base-build: MEP, ceilings, floors, essential finishes to a lettable standard) and Cat B (full occupier fit-out: partitioning, joinery, branding, workplace finishes) office fit-outs in Dubai.
Architectural
Glass and gypsum partitioning, demountable partitions, suspended ceilings, raised flooring, doors, glazing, wall cladding and signage substrates.
MEP — mechanical, electrical, plumbing
AC re-zoning and ductwork (in-house duct workshop), VRF/FCU coordination, electrical DB and circuits, plumbing for tea points and bathrooms, fire-suppression integration.
ELV — structured cabling and AV
CAT6 structured cabling, AV, alarms, access control. Coordinated with the MEP first-fix so the cable trays and conduit are in place when civil work starts.
Joinery
Reception counters, meeting-room joinery, cabinetry, shelving, bespoke executive desks and pantry units. In-house carpentry team coordinates with painting and commercial electrical scope.
Finishes
Painting (Jotun, Dulux), flooring (vinyl, carpet tile, ceramic, marble, epoxy), wall finishes, lighting design (linear, downlight, accent), glass film and branding elements. For a repaint of an office that stays open, see our office painting services in Dubai.
Duct manufacturing and installation
In-house duct workshop. Fabrication, installation, modification and insulation. 1–3 day fabrication lead time vs 7–14 days outsourced.
Authority approvals
Building Management NOC (always the first submission), DM, DCD, DEWA, developer NOC (Emaar, Nakheel, Meraas, Damac), free-zone authority (DMCC, DIFC, DAFZA, JAFZA).
Post-handover Commercial AMC
Optional handover into a Samra Commercial AMC for ongoing scheduled maintenance and priority dispatch after move-in.
Office interior design, and where it meets the fit-out
Office interior design and office fit-out are sold as one thing and delivered as two, and knowing which one you are buying decides who is accountable when the drawings meet the slab.
Design produces the space plan, the finishes schedule, the furniture layout and the drawings that go to the authorities. Fit-out builds it: partitions, ceilings, MEP, joinery, finishes, and the approvals that sit between them. A design practice that does not build will hand you a beautiful drawing set and leave you to find out on site that the ceiling void will not take the ductwork. A fit-out contractor with no design capability will build exactly what it is given, including the mistakes.
We build, and we work either way. If you have a designer, we take their drawings, mark up what the base build will not physically allow, and price the buildable version rather than the pretty one. If you do not, we produce the space plan and the finishes schedule ourselves for a straightforward Cat B and bring in a licensed designer where the scope needs one. For help planning the layout and finishes before the fit-out is priced, see our interior design in Dubai service.
Cat A and Cat B, since the terms decide the quote. Cat A is the landlord's shell finish: raised floor or screed, suspended ceiling, base building MEP, sprinklers and a basic finish, delivered so the space is lettable. Cat B is your fit-out on top of it: partitions, meeting rooms, joinery, branding, ELV and the finishes anyone will actually see. A quote that does not say which of the two it covers is not comparable to one that does. A turnkey office fit-out means both under one contract, with one party carrying the interface between them.
Districts and free zones we work in
Each district has its own approval pathway and building-management quirks. Familiarity matters because the approval timelines are usually longer than the construction.
Business Bay
Prime Tower clusters, Bay Square, Bay Avenue. DM mainland approval pathway. Most building managements want fit-out NOC before work starts.
DIFC
DIFC Authority approval (separate from DM). Stricter base-build coordination. Plan 4–8 weeks of approval lead time.
Dubai Marina & JLT
Mainland or free zone (DMCC) depending on tower. Premium-tier finishes common. Service-lift booking discipline matters in the busier towers.
Downtown / SZR
Mixed mainland and Emaar-management properties. Burj Khalifa-area buildings tend to have stricter contractor-vetting requirements.
Free zones (DMCC, DAFZA, DSO, TECOM, d3)
Each free zone has its own fit-out approval process. We have done work in all of these; familiar territory.
JBR, Jumeirah, Palm Jumeirah, Al Quoz, Internet City, Media City, JAFZA
Mixed mainland and free zone. Coordination patterns vary by tower and authority.
Typical timeline — 8–12 weeks for standard scope
Approvals add 4–8 weeks at the front; construction itself usually 4–8 weeks for a typical mid-size office. We sequence approvals and procurement in parallel to compress the programme.
Site survey + design proposal
3–7 working days. Walk the space, scope discussion, base-build conditions documented. Concept drawings prepared or your designer's drawings reviewed.
Fixed-price BOQ
7 working days from survey. Trade-by-trade breakdown, materials line-itemised, approval-fees pass-through.
Drawings (architectural + MEP)
7–14 working days. Sent in parallel to BMC NOC submission so the two run concurrently.
BMC NOC + authority submissions
14–28 working days. DM + DCD + DEWA submitted in parallel. Free-zone or developer NOC where applicable.
Construction
28–56 working days depending on sqft and finish tier. Sequenced civil → MEP first-fix → finishes → MEP second-fix.
Snag, handover, building NOC
5–7 working days. Snag-list closure, walk-through, building management closure NOC, as-built drawings issued, workmanship warranty starts.
The technical scope behind a Cat B fit-out
Partitions and ceilings
Metal stud framing on a C-stud and U-track system, gypsum board to the acoustic and fire rating the base build demands, and either a mineral fibre grid ceiling or an MF plasterboard ceiling where the design wants a flat plane. Acoustic performance between meeting rooms is a build detail rather than a product, and it is decided by whether the partition runs to the slab or stops at the ceiling grid.
Electrical and ELV
Distribution from the floor SMDB, containment on cable tray and trunking rather than loose cable, and a structured cabling backbone in Cat6A or fibre terminating at a patch panel in your comms rack. Lighting to a lux level chosen for the task rather than for the ceiling plan, with emergency lighting and exit signage on their own circuits.
Life safety, which is what the approvals are actually about
Fire alarm devices, smoke and heat detectors, sounders and an addressable panel tied back to the base building system, sprinkler heads relocated to suit the new ceiling grid, and where a server room needs it, an FM200 suppression system. Fire dampers wherever ductwork crosses a compartment line. This is the scope that DCD signs off, and it is the scope most often thin in a cheap quote.
Mechanical
Ductwork extended or rerouted from the base build FCU or VAV boxes, grilles and diffusers set to the new partition layout, volume dampers fitted so the system can be balanced, and air balancing carried out and recorded at handover rather than assumed.
Testing, commissioning and as-builts
Every system tested and commissioned with the results written down, and the as-built drawings handed over with the keys. The building NOC that releases your occupancy usually depends on this pack existing, which is why we start it at first fix instead of the week you want to move in.
How we price office fit-outs
Fixed-price BOQ once we have seen the space and reviewed drawings. The approvals timeline is the part most clients underestimate.
Fixed-price BOQ
Site visit + concept review, then a detailed BOQ within 7 working days. Trade-by-trade breakdown, materials line-itemised, approval-fees pass-through. Once signed, the price is fixed unless you change scope.
Indicative price brackets
- Standard office spec: AED 800–1,500 per sqft
- Premium / branded office spec: AED 1,500–3,000 per sqft
- Flagship / executive floor: AED 2,500–5,000+ per sqft
- Drivers: approvals complexity, MEP loads, bespoke joinery, glazing scope, after-hours work
How to get a quote
WhatsApp the building name, floor, area (sqft) and your timeline target. Site visit then BOQ within 7 working days. Approval lead times factored in.
Workmanship and material warranties
Two layers across the entire fit-out. Workmanship is ours across all trades; material warranties on partitions, AC equipment, lighting and sanitaryware pass through from each manufacturer.
Workmanship warranty
6-month workmanship warranty — if the same issue returns within 6 months due to our work, we fix it at no cost. Covers labour only.
Single warranty across civil, MEP, joinery and finishes — not separate ones per sub-contractor. Accountability consolidated by design.
Material warranties
Manufacturer warranties on equipment, partitions, finishes, joinery hardware and lighting pass through to you directly — typically 1 to 10 years depending on the product. We confirm exact terms before work begins.
Areas we cover
Same-day reach across Dubai. Tap your area for landmarks, communities and the services we deliver there — or tell us your building on WhatsApp.
Send your floor plan for a BOQ
WhatsApp the building name, floor and area (sqft) plus your timeline target. Free site visit, fixed-price BOQ within 7 working days of survey. BMC, DM, DCD, DEWA and free-zone NOCs coordinated as part of the contract.
