Commercial Fit-Out in Dubai: The Complete Guide
Offices, showrooms and clinics all move through the same approval chain. Understanding it before you sign a lease saves months.
16 January 2025 · 5 min read · K4 Fit-Out Studio
Commercial fit-out in Dubai covers everything between an empty shell and a functioning business, partitions, ceilings, MEP distribution, joinery and finishes. Landlords typically hand over shell and core or Cat A; tenants fit out from there to their brand and operational needs, known as Cat B.
The three handover states
Shell and core is structure, façade and risers only. Cat A adds raised floors, suspended ceilings, basic MEP and washrooms. Cat B is everything specific to the tenant, partitions, joinery, branding, IT and specialist equipment. Most disputes over scope happen because a lease references a handover state nobody actually defined in writing.
- Confirm the exact handover state in the lease before design starts
- Budget separately for landlord NOC fees, which are rarely disclosed upfront
- Sequence Civil Defence approval before ordering long-lead joinery
- Build in 3-4 weeks contingency for authority approvals alone
What drives commercial fit-out cost
MEP density is the biggest swing factor, a clinic or F&B unit with heavy plumbing and extraction costs far more per square foot than an open-plan office. Ceiling height, glazing extent and the ratio of joinery to painted surface all move the number meaningfully.
Approvals you cannot skip
Every commercial fit-out needs sign-off from the relevant authorityDubai Municipality or the free zone equivalent, DEWA for electrical load, and Dubai Civil Defence for fire and life safety. Our approvals team manages this chain directly rather than leaving it to the tenant.
Frequently asked
What is the difference between Cat A and Cat B fit-out?
Cat A is the landlord's base fit-out, ceilings, floors, basic MEP. Cat B is the tenant's specific fit-out, partitions, joinery, branding and equipment.
How much does commercial fit-out cost per sq ft in Dubai?
Indicative 2026 ranges run from AED 250/sqft for a basic office to AED 600+/sqft for a branded F&B or clinic fit-out, depending on MEP and finish level.
Do I need Civil Defence approval for an office fit-out?
Yes, for any commercial unit with fire and life safety systems, sprinklers, alarms, signage, which covers almost all leased commercial space in Dubai.