A turnkey fit out in Dubai means one company takes your space from design to a ready-to-use result: design, approvals, procurement, construction, commissioning and handover, under one contract. It suits owners and tenants who want one responsible party. It only protects you if the scope, specification, payment stages and warranty are in writing, because “everything included” means nothing until you read the exclusions.
In short:
- Turnkey covers more than design and build: procurement, commissioning and often furniture and IT.
- Check that the firm’s licence and classification cover everything it is offering to do for you.
- The biggest risk is paying large sums to a firm that then fails, so tie payments to finished stages.
- Get a BOQ and a named person, and keep every agreement in writing.
What a turnkey fit out in Dubai means, and what it includes
“Turnkey” comes from the idea that you turn a key and start using the space. A real turnkey scope normally includes:
| Stage | Included in a full turnkey scope | Often left out: ask |
|---|---|---|
| Design | Survey, layout, 3D, materials and technical drawings | Number of revisions, branding and graphics |
| Approvals | NOC, authority permits, Civil Defence, DEWA | Authority and landlord fees, deposits, sector licences |
| Procurement | Materials, joinery, lighting, fittings | Client-supplied items, imported lead times, price validity |
| Construction | Demolition, MEP, partitions, ceilings, floors and finishes | Night work premiums, unknown conditions behind walls |
| Commissioning | AC balancing, testing, inspections, snagging | Third-party testing required by the landlord |
| Ready to use | Deep cleaning, handover and manuals | Furniture, appliances, IT, AV, curtains and art |
Turnkey vs design and build vs fit out only
| Model | What you receive | What you still manage |
|---|---|---|
| Fit out only | Construction from your drawings | Designer, approvals, materials and suppliers |
| Design and build | Design and construction from one firm | Often furniture, IT and some permits |
| Turnkey | Design to ready-to-use space, including procurement and commissioning | Decisions and approvals. The firm handles the rest |
Words vary between firms, so judge by the scope rather than the label. Price basis is a separate question: see lump sum, re-measure and cost-plus. If you are considering an independent consultant instead, read fit out consultant vs contractor.
How to avoid getting burned on a turnkey project
People ask this directly, and with reason. The National reported that a Dubai home-renovation firm closed abruptly in December 2024 with 84 active projects, and that more than 80 homeowners lost money. Clients typically paid a 30% deposit and then milestones, and one owner had paid about 92% of the bill. The same paper also reported firms cutting corners, costs not itemised and warranties that did not hold.
Turnkey concentrates your risk in one company, so check that company as you would check a business partner:
- Check licence and registration. Dubai’s Law No. 7 of 2025 requires contractors to hold a licence and register entry and to work within their classification. Search the licence page and match the name to your contract.
- Ask who actually does the work. Own crews, or a chain of subcontractors? Unpaid subcontractors are a common way jobs stop. The law requires approval to subcontract.
- Visit a finished project. Renders prove design skills, while finished work proves delivery. Ask which images are photographs.
- Insist on a BOQ. Every item, quantity, brand or finish level, and exclusions. No BOQ means no way to measure variations or progress.
- Tie payments to finished stages. No law caps deposits in Dubai. Pay against defined stages of work, and keep a meaningful part until snags are closed.
- Keep materials visible. For large advances on materials, ask to see supplier invoices or delivered goods.
- Write down the warranty. A defects period must be written into the contract to apply, typically 12 months. Have warranties shown on the invoice or contract too.
- Keep evidence. Under UAE evidence rules, witnesses generally cannot prove a transaction above AED 50,000, while electronic records carry the same weight as written ones. So keep the contract, emails and messages.
If a project has already stalled, read what to do if a contractor takes your deposit and stops.
What turnkey costs
There is no separate “turnkey rate”: the budget is the construction plus design, procurement and management. Our published ranges are a fair start:
| Space | Indicative budget | Guide |
|---|---|---|
| Office | AED 550 to 800+ per sq ft for turnkey luxury, less for mid-range scopes | Office fit out cost |
| Shop | AED 250 to 700 per sq ft, more for flagships | Shop fit out cost |
| Restaurant | AED 400 to 900 per sq ft for casual concepts, before kitchen equipment | Restaurant fit out |
| Villa | AED 450 to 700 per sq ft with layout changes, higher for luxury | Luxury villa renovation |
| Apartment | Depends on size and scope | Apartment renovation cost |
All are before VAT at 5%. Compare turnkey quotes by reading exclusions line by line, not by the headline figure.
Turnkey for offices, shops and homes
Offices: turnkey suits a firm that wants to move in on a date. The risk is furniture, IT and AV being treated as “by others”, so clarify. Read our office fitout process.
Shops: your date is usually fixed by the lease. Make sure the firm knows the landlord’s manual and can pass inspections. See mall fit out in Dubai.
Apartments and villas: the owner often lives abroad or works full time. The question that matters most is who is on site every day, and how you will see progress.
Signs of a good turnkey firm
- You can name the person responsible, and you have their number.
- The price comes with a BOQ and a written list of exclusions.
- Payment stages match visible progress.
- They explain what they do not do, and when you should go elsewhere.
- They show finished work and label 3D images as 3D.
- They hand over drawings, manuals and a written warranty.
Frequently asked questions
What does turnkey fit out mean?
One company delivers the whole project, from design and approvals through procurement, construction and commissioning, so the space is ready to use at handover. Exact scope varies, so read the inclusions and exclusions.
What is the difference between interior fit out and turnkey fit out?
A fit out usually covers the construction of interiors. Turnkey adds design, approvals, procurement and commissioning, and often furniture and IT, under one contract and one point of responsibility.
How do I choose the right turnkey renovation contractor in Dubai?
Check the licence and registration, visit finished projects, insist on a BOQ, ask who is on site daily and whether crews are in-house, tie payments to finished stages and get the warranty in writing.
Is turnkey more expensive?
Not always. You pay for design and management in one price, but you avoid separate fees and gaps between companies. Comparing properly means adding up all the separate costs of the alternative, including the time you would spend managing it.
How long does a turnkey fit out take?
Most offices and shops take about three to five months from brief to handover, and a full villa takes longer. The biggest variables are approvals, imported materials and decisions you need to make on time.
Checked in November 2026. This is general information, not legal advice. Budgets are indicative market ranges before VAT.
Want one person responsible from start to finish?
At M&A, architect Misagh Ali manages your project from the first visit to handover, with our own team on site and daily progress photos. Read how we run a project or book a free site visit.
