It is the first question everyone asks, and the honest answer is that it depends on four things: how much of the villa you are changing, the finish level you choose, what is hidden behind the walls and what approvals the work needs. This guide explains each one and gives indicative budget bands so you can plan.
Typical budget bands
These are broad ranges based on typical projects. Your own quote will depend on size, condition and choices, and should always be itemised.
| Scope | What it usually includes | Indicative budget |
|---|---|---|
| Refresh | Painting, new lighting, minor joinery and fixture upgrades | AED 30,000 to 80,000 |
| Kitchen renovation | New cabinets, worktops, splashback, sink, MEP changes | AED 25,000 to 120,000 |
| Bathroom renovation | Strip-out, waterproofing, tiling, sanitaryware, vanity | AED 15,000 to 45,000 per bathroom |
| Full refurbishment | Kitchen, bathrooms, flooring, ceilings, lighting, MEP upgrades | AED 250,000 to 500,000 for a typical 3 to 4-bedroom villa; larger and luxury villas considerably more |
| Layout changes and extensions | Moving walls, new rooms, structural work, authority permits | Quoted after survey and engineering input |
These figures exclude 5% VAT, furniture and appliances unless stated.
What drives the cost up or down
Scope
Changing finishes on an existing layout costs far less than moving the kitchen, adding a bathroom or knocking through walls. Every change to the layout brings plumbing, electrical and approvals with it.
Finish level
Tiles, worktops, sanitaryware and joinery vary enormously in price. A villa finished in mid-range porcelain and quartz can cost half as much as one in large-format marble with bespoke joinery. A good contractor will show you options at different levels.
What is behind the walls
Older villas in communities such as The Springs, The Meadows or Arabian Ranches often have ageing pipes, tired distribution boards and failed waterproofing. These are not visible until demolition, which is why a proper survey before pricing matters.
Approvals and logistics
Most communities need a developer NOC, and structural or MEP changes may need an authority permit. Fees and lead times vary. We explain what applies to your community in our guide to renovation approvals in Dubai.
How to compare renovation quotes
- Ask for an itemised quote, with quantities and specified materials, not a single lump sum
- Check what is excluded: approvals, waste removal, protection, cleaning, appliances
- Check the payment schedule is linked to progress, not front-loaded
- Ask how variations will be priced and approved
- Ask what guarantee is given on workmanship and waterproofing
The cheapest quote is often the one with the most missing. Comparing line by line is the only way to know.
Ways to keep the budget under control
- Keep the kitchen and bathrooms in their current positions where possible
- Spend on what you touch every day: worktops, taps, door hardware, lighting
- Order long-lead items early so nothing holds up the programme
- Keep a contingency of around 10% for what is found behind the walls
If you are planning a renovation, our villa renovation team will visit, measure and give you an itemised quote at no charge.
