In 2026, a villa renovation in Dubai costs about AED 100 to 180 per sq ft for a cosmetic refresh, AED 250 to 400 per sq ft for a full interior renovation, and AED 450 to 700 per sq ft for a premium renovation with layout changes. Luxury villas on the Palm, in Emirates Hills or Jumeirah Bay often go past AED 800 per sq ft. For a typical four-bedroom villa of 3,500 to 4,500 sq ft, a full renovation lands between roughly AED 900,000 and AED 1.6 million. Below we break that down by villa size, room and trade, and list the costs most owners only discover halfway through.
In short:
- Scope decides the budget far more than the size of the villa.
- Kitchens, bathrooms and air conditioning take 45–60% of a full renovation budget.
- Older villas in the Springs, Meadows, Arabian Ranches and Jumeirah often hide plumbing, AC duct and waterproofing problems: keep 10–15% contingency.
- Any structural change, extension or façade change needs community and authority approval before work starts.
The four renovation scopes and what they cost
| Scope | What it includes | AED per sq ft (2026) |
|---|---|---|
| Cosmetic refresh | Paint, lighting, new taps and handles, kitchen fronts, minor joinery and repairs. No walls or pipes moved. | 100–180 |
| Full interior renovation | New kitchen and bathrooms, flooring throughout, new AC units, electrical upgrades, ceilings and wardrobes. Layout mostly kept. | 250–400 |
| Premium renovation | As above plus walls moved, open-plan kitchen, new staircase or glass, larger-format stone and porcelain, feature lighting and bespoke joinery. | 450–700 |
| Luxury and structural | Extensions, façade and window changes, pool and landscape, marble, imported fittings, smart home and full MEP replacement. | 800+ |
The rates cover supply and installation by a main contractor with design, project management and site protection. They exclude VAT, loose furniture, curtains, appliances and authority deposits.
Villa renovation cost in Dubai by villa size
| Villa type | Typical built-up area | Refresh | Full renovation |
|---|---|---|---|
| 3-bed townhouse | 2,000–2,800 sq ft | AED 200k–450k | AED 550k–1M |
| 4-bed villa | 3,000–4,500 sq ft | AED 350k–700k | AED 900k–1.6M |
| 5-bed villa | 4,500–6,500 sq ft | AED 550k–1M | AED 1.4M–2.4M |
| 6-bed and larger | 7,000–15,000 sq ft | AED 1M–2M | AED 3.5M–10M+ |
Townhouses in communities such as the Springs, Town Square, Mira or Arabian Ranches sit at the lower end per square foot because the layouts repeat and the finishes are usually mid-range. Signature villas with double-height spaces, stone cladding and full basement levels sit at the top end.
Room-by-room and trade costs
Most renovations are a mix of these items, so it helps to price them one by one. These are indicative 2026 ranges for a Dubai villa, supply and installation:
| Item | Indicative cost |
|---|---|
| Kitchen (cabinets, worktops, appliances, MEP) | AED 45,000–180,000 |
| Master bathroom, full renovation | AED 40,000–90,000 |
| Secondary bathroom or powder room | AED 22,000–45,000 each |
| Porcelain flooring, large format | AED 180–380 per sqm with tiles |
| SPC or engineered timber flooring | AED 95–450 per sqm |
| Interior painting, whole villa | AED 25,000–60,000 |
| Air conditioning, new ducted split units | AED 9,500–15,500 per unit installed |
| Rewiring and new distribution boards | AED 35,000–90,000 |
| Built-in wardrobes | AED 1,850–3,100 per linear metre |
| Exterior repaint and crack repair | AED 30,000–80,000 |
| Roof waterproofing | AED 75–110 per sqm |
For a closer look at the two biggest rooms, see our breakdowns of kitchen renovation cost in Dubai, kitchen cabinet prices and bathroom renovation cost.
Air conditioning: the line people underestimate
Many villas built in the 2000s still run their original ducted units. A four-bedroom villa typically has five to seven units, so replacing them with new ducted splits, plus duct cleaning or new insulated ducting and grilles, comes to about AED 60,000–120,000. It is rarely the exciting part of a renovation, but it is the part you feel every day from May to October.
Costs owners forget
- Community and authority fees. Most master developers ask for a refundable renovation deposit, often AED 5,000–20,000, and charge NOC fees. Permits for structural work carry their own fees.
- Drawings and engineering. Any wall removal, extension or façade change needs stamped drawings and, for structure, an engineer’s calculation.
- Moving out. A full renovation of an occupied villa is slow and dusty. Budget three to six months of rent and storage if you move out.
- Hidden defects. Old water supply pipes, failed bathroom waterproofing, termite damage in timber, roof leaks and undersized electrical boards only show once finishes come off.
- VAT at 5% on the contract value.
- Furniture, curtains, appliances and landscaping, which are rarely in the contractor’s price.
Approvals for villa renovation in Dubai
Internal finishes such as painting, flooring and replacing a kitchen like for like usually need only a community NOC. Removing walls, changing the façade, adding a room or covering a terrace needs a building permit from Dubai Municipality or, in some communities, Trakhees or the Dubai Development Authority. Our guides to Dubai renovation approvals and villa extensions in Dubai go through the documents and timelines.
How long a villa renovation takes
- Cosmetic refresh: 4–8 weeks.
- Full interior renovation: 3–6 months, including about 3–6 weeks for design and NOCs.
- Premium or structural renovation: 6–10 months, depending on approvals and imported materials.
Where to save, and where not to
You can save by keeping kitchens and bathrooms in their current positions so drainage does not move, by choosing standard tile and slab sizes, and by spending on a few feature walls instead of stone everywhere. Do not save on waterproofing, electrical work, AC and the screed under your floors: they are hidden once finished and cost several times more to fix later.
See how we approached it in our Arabian Ranches villa renovation design, where the original rooms are shown next to the 3D design.
How to get an accurate villa renovation quote
- Write down what you want room by room, including what you want to keep.
- Get a measured survey and an inspection of the AC, plumbing, electrical board and roof.
- Ask for an itemised quote or bill of quantities, not a single lump sum.
- Compare quotes on the same scope and finish level, with the same exclusions.
- Agree a fixed price, a written programme and payments tied to finished milestones.
Frequently asked questions
How much does it cost to renovate a 4-bedroom villa in Dubai?
For a 4-bedroom villa of 3,000 to 4,500 sq ft, a cosmetic refresh costs about AED 350,000 to 700,000 and a full interior renovation about AED 900,000 to 1.6 million in 2026, before VAT, furniture and appliances.
What is the renovation cost per square foot for a villa in Dubai?
Roughly AED 100 to 180 per sq ft for a refresh, AED 250 to 400 for a full interior renovation, AED 450 to 700 for a premium renovation with layout changes and AED 800 or more for luxury and structural work.
Do I need permission to renovate my villa in Dubai?
You need an NOC from your community or master developer for almost any renovation. Structural changes, extensions, façade changes and new rooms also need a building permit from Dubai Municipality or the authority that governs your community.
How long does a villa renovation take in Dubai?
A refresh takes 4 to 8 weeks, a full interior renovation 3 to 6 months and a premium or structural renovation 6 to 10 months, including design and approvals.
Can I stay in my villa during the renovation?
For a refresh done in phases, often yes. For a full renovation with new bathrooms, kitchen and AC, moving out is faster, safer and usually cheaper overall, because the team can work on the whole villa at once.
Is it worth renovating a villa before selling or renting?
Usually the work that buyers and tenants see first pays back best: paint, lighting, kitchen fronts, bathrooms and flooring. Structural changes are better done for your own use, because their value depends on the next owner’s taste.
Get a fixed price for your villa
An architect from our villa renovation team will visit, inspect the services and talk through what you want to change. After the free site visit you receive an itemised, fixed-price quote and a written programme. Book your site visit or send us photos on WhatsApp.
