Most mid-range villa renovations in Dubai cost roughly AED 350 to 650 per square foot of the area being renovated. For a typical 3 to 5-bedroom villa that usually means a total of around AED 250,000 to 850,000. Light cosmetic refreshes can start from about AED 150,000, while high-end or structural projects can run well past AED 1.5 million. Extensions, approval fees, and AC replacement are budgeted separately.
Typical cost ranges in 2026
| Type of work | Typical range (AED) |
|---|---|
| Cosmetic refresh (paint, fixtures, minor joinery) | 150,000 – 300,000 per villa |
| Mid-range full renovation | 350 – 650 per sq ft |
| High-end or gut renovation | 650 – 1,200+ per sq ft |
| Kitchen renovation | 35,000 – 120,000+ |
| Bathroom renovation | 25,000 – 60,000+ per bathroom |
| Ducted AC replacement, 4 to 5-bed villa | 60,000 – 90,000+ |
| Ground floor extension (construction) | 800 – 2,500 per sq ft, plus developer fees |
Cost figures are market ranges compiled from published 2026 Dubai renovation price guides, not quotes. Your price depends on your villa, specification, and site conditions, and should be confirmed with a site visit and itemised quotes.
What drives the cost
- Scope and specification. The same kitchen can cost three times as much with different cabinetry, worktops, and appliances.
- What is behind the walls. In older villas, replacing AC, plumbing, and wiring adds cost, but it is far cheaper to do it during a renovation than after new finishes go in.
- Bathrooms and waterproofing. Wet areas are labour-intensive and are the most common source of expensive defects when done badly.
- Structural and external changes. Removing walls, extensions, and pools need engineering, approvals, and sometimes developer fees for extra built-up area.
- Approvals and deposits. Most communities need a developer NOC, and many charge review fees and a refundable security deposit. Extensions may also carry a fee per square foot of added area.
How to keep the budget under control
- Inspect before you price. A proper site visit, including the AC, plumbing, and electrics, avoids most mid-project surprises.
- Write one clear scope. Every contractor should price the same job, so quotes can be compared like for like.
- Agree a contingency. Set aside around 10 to 15 percent for genuine unknowns, and approve every variation in writing before it is spent.
- Separate the fee from the work. When the project manager has no mark-up on materials or subcontractors, you can see exactly what the work itself costs.
Where Tarasukh fits
We manage villa renovations on the owner's behalf: we scope the work, run the approvals, tender it to vetted contractors, and supervise it through to handover, for an agreed management fee with no hidden mark-ups. Our background is 35+ years of construction and MEP delivery, so we pay particular attention to the services hidden behind your walls, where budgets most often go wrong.