Villa Fit-Out Cost in Abu Dhabi (2026): Real Prices per Square Metre
How much does it cost to finish or renovate a villa in Abu Dhabi? Most price guides online quote a wide range for a "typical villa", which doesn't help much when you are planning your own. This guide lists our actual rates per square metre, the same ones our instant estimate uses, and works through four real examples.
All prices are in UAE dirhams per square metre, exclude 5% VAT, and are valid in October 2026. Each item comes in two grades: Standard and Premium. The difference between them is explained further down.
Rates per square metre
Ceilings, walls and floors
Gypsum ceiling: AED 105 standard, AED 150 premium
Wall or ceiling paint (primer, filler and finish coats): AED 21 standard, AED 30 premium
Wallpaper: AED 84 standard, AED 120 premium
Wooden wall cladding: AED 490 standard, AED 700 premium
Porcelain flooring: AED 140 standard, AED 200 premium
Porcelain wall tiles: AED 140 standard, AED 200 premium
Doors and windows
Wooden door: AED 700 standard, AED 1,000 premium
Wooden sliding door: AED 840 standard, AED 1,200 premium
Cast aluminium door: AED 1,750 standard, AED 2,500 premium
Aluminium windows: AED 455 standard, AED 650 premium
Kitchens, wardrobes and joinery
Aluminium kitchen base or tall units: AED 910 standard, AED 1,300 premium
Aluminium kitchen wall units: AED 700 standard, AED 1,000 premium
Wooden cabinets and wardrobes: AED 840 standard, AED 1,200 premium
Wooden shelves: AED 210 standard, AED 300 premium
Bathrooms
Wooden bathroom cabinet: AED 980 standard, AED 1,400 premium
Shower glass: AED 550 standard, AED 1,300 premium
Mirror with LED light: from AED 700 standard and AED 1,000 premium (arched and framed mirrors cost more)
Stainless steel work: AED 420 standard, AED 600 premium
Curtains
Fabric curtains: AED 175 standard, AED 250 premium
Cabinets, wardrobes and doors are measured by their front face: length × height. A wardrobe 3 m wide and 2.6 m high is 7.8 m².
Four worked examples
These are fit-out costs only, before VAT. They don't include furniture, appliances, sanitary ware, light fittings, or electrical, plumbing and AC work.
1. A majlis of 6 × 5 m
With a 3.2 m ceiling, a gypsum ceiling (30 m²), paint on the walls and ceiling (88 m²), one wood-clad feature wall (12 m²), porcelain flooring (30 m²) and curtains on two windows (15 m²):
Standard: about AED 17,700
Premium: about AED 25,300
2. A 4 m aluminium kitchen
Base units 90 cm high (3.6 m²), wall units 80 cm high (3.2 m²), one tall unit (1.44 m²) and a tiled splashback (2.4 m²):
Standard: about AED 7,200
Premium: about AED 10,200
Worktop, sink and appliances are priced separately.
3. A bathroom of 2.5 × 2 m
Floor and wall tiles (27 m²), a gypsum ceiling with paint, shower glass (2 m²), a 1.2 m vanity cabinet and an LED mirror:
Standard: about AED 6,800
Premium: about AED 10,700
4. New doors for a five-bedroom villa
Twelve wooden doors of 90 × 210 cm:
Standard: about AED 15,900
Premium: about AED 22,700
What the two grades mean
The work and the finish are the same. What changes is the materials and fittings behind them:
Gypsum: premium uses Knauf boards, suspension and filler.
Paint: premium uses Jotun for two coats each of primer, filler and Fenomastic. Standard uses National paint.
Aluminium kitchens: premium uses UAE-made 3 mm HPL, 2.8 mm Gulf aluminium shutters and Blum hinges and runners.
Wooden cabinets and wardrobes: premium uses Egger boards, stainless steel screws and Blum fittings.
Doors: premium uses European HDF or plywood skins, HPL finish and European hardware.
Mirrors: premium uses Belgian 6 mm mirror with European IP65 LED lighting.
Shower glass: premium is 12 to 18 mm tempered and laminated glass with European fittings. Standard is 10 mm clear tempered glass.
A good rule: choose premium for the rooms that work hardest, such as kitchens, bathrooms and the majlis. Standard is fine in a guest room or a store.
What can change the price
Demolition and removing old finishes in a renovation
Electrical, plumbing and air-conditioning changes
Structural work or extensions, which need a permit
Special materials such as marble, imported tiles or solid wood
Access and working hours in your community
Your final price is fixed after a free site visit, in a written quotation that lists every item.
Get the price for your own villa
Add your rooms and sizes to our instant estimate and download a PDF quotation in a few minutes. Online quotations are for villas in Abu Dhabi. For anything else, or to book a site visit, message us on WhatsApp.
To see what each service includes, with films from our sites, read our pages on villa renovation, majlis design and villa kitchens in Abu Dhabi.
Questions owners ask
Do these prices include VAT?
No. 5% VAT is added to the total.
Do you only work in Abu Dhabi?
Most of our projects are in Abu Dhabi. We also work in Dubai; contact us for a quotation there.
Is the online estimate the final price?
It is a close guide based on the sizes you enter. We confirm the final price after measuring on site.
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