Cat A vs Cat B fit out comes down to who builds what. Cat A is the landlord’s base build that makes an office usable, with raised floors, a suspended ceiling, general lighting, air conditioning and fire systems, but no rooms or furniture. Cat B is the tenant’s fit out that turns that empty floor into their office: partitions, meeting rooms, pantry, furniture, branding, IT and the changes to services that go with them. In Dubai in 2026, Cat A works typically cost AED 120–180 per sq ft and a Cat B fit out AED 220–450 per sq ft, depending on the finish level. This guide explains what each stage includes, where shell and core fits in, who usually pays and what it means for your budget and timeline.
In short:
- Shell and core → Cat A → Cat B are three stages of the same office.
- Always check the handover condition in the lease: it can move your fit out budget by AED 120–180 per sq ft.
- Cat B changes to sprinklers, fire alarm, AC and power still need landlord and authority approval.
- Read the reinstatement clause: you may have to return the space to Cat A when you leave.
Cat A vs Cat B fit out at a glance, with shell and core
| Element | Shell and core | Cat A | Cat B |
|---|---|---|---|
| Floors | Bare concrete slab | Raised access floor or levelled screed | Carpet tiles, LVT, timber or stone |
| Ceilings | Exposed soffit | Suspended grid ceiling | Feature ceilings, bulkheads, acoustic panels |
| Lighting | None on the floor | General LED lighting for open plan | Task, feature and meeting-room lighting with controls |
| Air conditioning | Central plant and risers | Fan coil units and ducting for open plan | Rebalanced and extended for rooms, server and pantry |
| Fire and life safety | Risers and main systems | Sprinklers, detectors and alarm for open plan | Heads and detectors moved to suit the new rooms |
| Power and data | Risers | Perimeter or floor boxes | Desk power, data cabling, server or comms room |
| Walls and rooms | Core walls only | Finished core, lift lobby and washrooms | Partitions, glass offices, meeting rooms, branding |
| Pantry and furniture | None | None | Pantry, breakout, workstations, chairs and AV |
What is a Cat A fit out?
A Cat A fit out delivers a clean, lettable floor that meets building and Civil Defence standards. It typically includes a raised access floor or screed, a suspended ceiling with general LED lighting, air conditioning distribution to the open floor, sprinklers and fire alarm coverage, toilets and a finished core. It does not include internal walls, kitchens or furniture. Grade A towers in districts such as DIFC, Business Bay and Downtown Dubai are often leased in Cat A condition, because it lets every new tenant start from the same neutral base.
What is a Cat B fit out?
A Cat B fit out is where the office becomes yours. It covers the internal layout, glass or solid partitions, reception, meeting and focus rooms, the pantry and breakout areas, flooring and finishes, joinery, branding, furniture and audio-visual equipment. Because rooms change the way air, light and fire protection reach each space, Cat B also includes adapting the services: extra AC outlets and thermostats, relocated sprinkler heads and smoke detectors, new lighting circuits, power and data to each desk, and often a dedicated server room with its own cooling.
Shell and core, Cat A+ and other terms
- Shell and core is the bare building: structure, façade, lifts, stairs and main services in the risers. Many Dubai offices, especially in freehold towers, are handed over this way, which means the tenant pays for both the Cat A and the Cat B work.
- Cat A+ (sometimes called plug and play) is Cat A plus a few rooms, a pantry and finishes, so a tenant can move in quickly with furniture alone.
- Fitted or second-hand fitted offices keep the previous tenant’s Cat B. They can save time and money if the layout suits you.
Who pays for Cat A and Cat B?
As a rule, the landlord pays for Cat A and the tenant pays for Cat B. In practice it is a negotiation: landlords of shell and core space may offer a longer rent-free fit-out period or a fit-out contribution, and landlords of Cat A space may agree to Cat A+ works on a longer lease. Agree this before you sign, along with the reinstatement clause that says what condition you must return the space in.
Cat A and Cat B fit out costs in Dubai (2026)
| Stage and grade | AED per sq ft |
|---|---|
| Shell and core to Cat A | 120–180 |
| Cat B, functional (open plan, few rooms) | about 220 |
| Cat B, mid-range (glass meeting rooms, branded reception) | about 320 |
| Cat B, premium (bespoke joinery, feature ceilings, acoustic rooms) | about 450 |
| Turnkey luxury (executive floors, stone, full AV) | 650+ |
For a 5,000 sq ft office handed over in Cat A, a mid-range Cat B fit out comes to roughly AED 1.6 million. If the same space is shell and core, add about AED 600,000–900,000 for the Cat A works. Furniture is often 15–25% of a Cat B budget on its own. For a full breakdown by grade and location, read our guide to office fit out cost per square foot in Dubai.
Approvals for a Cat B fit out
Even though Cat B is “interior” work, it touches building systems, so plan for the landlord’s design approval and NOC, a fit-out permit from Dubai Municipality or the free-zone authority (for example the Dubai Development Authority, DMCC, the DIFC Authority or Trakhees), Civil Defence approval for any change to sprinklers, alarm or exits, and DEWA approval if the power load changes. With complete drawings this usually takes two to four weeks, and the work can be designed so approvals run in parallel with ordering long-lead items.
How long each stage takes
- Cat A on a 5,000 sq ft floor: about 6–12 weeks.
- Cat B on the same floor: about 2–4 weeks of design, 2–4 weeks of approvals and 6–10 weeks on site.
- Design and build with one contractor for both stages usually saves several weeks, because ceilings, lighting and AC are installed once in their final positions.
Reinstatement: the cost at the end of the lease
Many Dubai leases require the tenant to remove their Cat B fit out and return the space to Cat A, or to shell and core, at the end of the lease. Reinstatement typically costs AED 30–80 per sq ft. If you are taking over a fitted office, check whether the previous tenant’s fit out has become your liability.
Which one do you need?
If you need to move in fast or the lease is short, a fitted or Cat A+ space with light changes is usually the best value. If you are signing a long lease and the office has to work for your team and your brand, start from Cat A and design a Cat B that fits how you actually work. A design-and-build office fit out keeps the design, approvals and construction under one fixed price. If you are weighing a fit out against refreshing an existing space, our article on fit out vs renovation explains the difference.
Frequently asked questions
What is the difference between Cat A and Cat B fit out?
Cat A is the landlord’s base build with floors, ceilings, general lighting, air conditioning and fire systems but no rooms or furniture. Cat B is the tenant’s fit out with partitions, meeting rooms, pantry, finishes, furniture, branding and the changes to services that the new layout needs.
Is a Cat A office furnished?
No. A Cat A office has finished floors, ceilings, lighting and services, but no internal walls, kitchen or furniture. Furniture, workstations and meeting rooms are part of the Cat B fit out.
Who pays for a Cat B fit out?
The tenant normally pays for Cat B. Landlords sometimes contribute through a rent-free fit-out period or a fit-out allowance, especially on longer leases.
What does shell and core mean in Dubai?
Shell and core is a unit handed over with only the structure, façade, lifts, stairs and main services. The tenant has to build both the Cat A base and the Cat B fit out.
How much does a Cat B fit out cost per square foot in Dubai?
In 2026, about AED 220 per sq ft for a functional Cat B, AED 320 for mid-range and AED 450 for premium, with turnkey luxury offices at AED 650 or more, excluding VAT.
What is reinstatement in an office lease?
Reinstatement, or make good, is the obligation to remove your fit out and return the space to the condition stated in the lease, usually Cat A, when you leave. It typically costs AED 30 to 80 per sq ft in Dubai.
Leasing an office in Dubai?
Send us the floor plan and the handover condition before you sign. Our architects will tell you what the Cat B fit out involves and, after a free site visit, give you a fixed-price quote for the full office fit out in Dubai. Get in touch.
