Residential interior fit-out
Villa, apartment and townhouse fit-out under one contract — design, developer NOC, MEP, kitchens and bathrooms, bedrooms and majlis, smart home, and joinery made in our own Al Quoz workshop. Room by room, or the whole home.
Most new villas and apartments in Dubai are handed over to a developer specification: standard tiles, a basic kitchen or none, white walls, builder-grade sanitaryware and a lighting layout drawn for nobody in particular. Shell-and-core units arrive with less than that. Turning either into a home means a kitchen, bathrooms, wardrobes, lighting, AC adjustments and finishes — and every one of those needs a developer NOC before it starts, plus a building NOC in a tower.
We fit out homes as one scope. Our design team draws the rooms, we hold registration with all six major Dubai developers and submit the NOC in the format each community requires, our MEP team runs first fix, and our own joinery workshop in Al Quoz makes the kitchen, wardrobes, panelling and vanities while the approval runs. One team is accountable from the handover inspection to the day you move in, and the joinery is never subcontracted.
What we fit out
Each service has its own page explaining the scope, the approvals and what you receive.
New-build and shell-and-core villas taken from handover to a finished home, NOC and permits included.
Handover and shell-and-core units in managed towers, with the building NOC and lift logistics handled.
Emaar, Nakheel and DAMAC townhouses, fitted out within the party-wall and facade rules of each community.
Layouts, cabinetry from our own workshop, worktops templated on site and services coordinated.
Waterproofing, falls, sanitaryware and custom vanities, with DEWA sign-off where the plumbing moves.
Fitted wardrobes, headboards, lighting circuits and blackout, made and installed by our own team.
TV walls, panelling, open-plan reconfiguration and the lighting that ties it together.
Formal and family majlis with seating joinery, panelling and lighting made in Al Quoz.
Lighting, AC, curtain and AV control with the containment installed at first fix, brand-agnostic.
Concept, 3D visualisation, material schedule and shop drawings, drawn by the team that builds them.
Kitchens, wardrobes, walk-in closets, TV units and panelling made by our own craftsmen.
Lived-in villas and apartments are a renovation, with a different approval route. See that page instead.
Complete residential interior execution
This is the one-contract model: the whole home, sequenced so approvals, MEP and joinery overlap instead of queuing behind each other.
How turnkey worksWe attend the developer snagging where we can, or review your snag list, and then measure the property as built. Handover drawings are routinely out by enough to matter for a kitchen run or a wardrobe wall, and services are rarely where the plan says. The Townhouse at Emaar’s The Valley was measured this way before a single drawing was issued.
Layouts for every room, 3D visualisation so you can see the finished home before committing, a material schedule and joinery shop drawings. Because the people drawing the kitchen are the people making it, nothing is designed that cannot be built or approved.
Emaar, Meraas, Dubai Holding and Nshama communities want drawings in Dubai Municipality format; Nakheel communities want Trakhees format and a Trakhees-registered contractor. In a tower the building management adds its own NOC, working hours, lift bookings and usually a deposit. We prepare each submission for the authority that property actually answers to.
New circuits, relocated points, AC adjustments, plumbing for the kitchen and bathrooms and the containment for any smart-home system go in first. At the same time our Al Quoz workshop is cutting the kitchen, wardrobes, panelling and vanities to the shop drawings, so joinery is ready when the rooms are.
Flooring, ceilings, stone and paint, then joinery templated against the finished room and installed by our own fitters. Loose furniture, curtains and lighting are placed, the home is snagged against the drawings, cleaned and handed over with one point of contact for anything that follows.
Recent homes
The Greens, The Valley, La Mer, Al Furjan, Meydan, Downtown and Abu Dhabi.
Scope & programme
We price line by line in a BOQ after the survey rather than quoting a rate per square foot, and issue a dated programme before work starts. These are the decisions that move both.
A developer-finished unit keeps its floors, ceilings and bathrooms unless you choose otherwise. Shell and core needs all of them, plus screeds, ceilings and full MEP, and is a different programme from the first day.
Together these are usually the largest part of a residential fit-out. Making them in our own workshop controls both the cost and the lead time, because nothing waits on a third-party factory.
Keeping the kitchen and bathrooms where the developer put them is the quickest route. Relocating them brings new drainage, waterproofing, DEWA sign-off and a fuller permit, and we say so before you fall in love with a layout.
Developer NOC alone, or NOC plus building management, or NOC plus a Dubai Municipality or Trakhees permit. Each adds time at the front of the programme, which we use for design sign-off and joinery production.
Imported stone, tiles, sanitaryware and appliances are the long-lead items. We confirm availability before the schedule is fixed so a slab or a hob does not hold up a finished room.
Loose furniture, curtains and smart-home hardware sit outside the fit-out line but are easiest to coordinate inside the same contract, with wiring and fixings placed at first fix rather than retrofitted.
Tell us the community, the handover date and what the developer is giving you. We will survey, tell you which NOC applies, and have design and joinery ready to go the day the keys arrive.
Common questions
Handover, approvals, scope and sequencing. If yours is not here, call +971 50 448 3095.
A fit-out starts from a new or unfinished property: developer handover condition or shell and core. A renovation starts from a home that has been lived in, usually with the previous owner’s finishes to strip out. The approvals overlap but the sequence differs, and a renovation often has to work around occupants. This page and the pages under it cover fit-out; lived-in homes are covered under villa renovation and apartment renovation.
Yes, in almost every community. The developer NOC is required even when the property is new, because the master developer controls what changes inside and outside the unit. In a tower the building management or owners association issues a second NOC with working hours, lift bookings and deposit conditions. Anything that touches structure, facade, MEP or wet areas then needs a Dubai Municipality or Trakhees permit on top. We handle all of it as part of the scope.
Design, yes, and it is the best time to do it. We can work from the developer’s drawings to concept and 3D stage, then confirm every dimension at an as-built survey once you have the keys. NOC submissions and site work can only begin after handover and the title or lease is in your name.
Shell and core means the developer delivers the structure, external envelope and basic service connections only: no floor finishes, no ceilings, no internal partitions and often no kitchen or bathrooms. We fit out shell-and-core villas and apartments regularly. It is a larger scope than a handover-finished unit and the programme is set out accordingly from the first day.
Either. Most of our residential work is the complete home under one contract, but a kitchen, a bathroom, a bedroom with fitted wardrobes or a majlis can be taken on alone, with the same drawings, approvals and workshop behind it. Each room has its own page above.
Made by us. Kitchens, wardrobes, walk-in closets, vanities, TV units, panelling and majlis seating are produced by our own craftsmen in our Al Quoz workshop, drawn as shop drawings before fabrication and installed by our own fitters. It is the main reason a residential fit-out with us runs to one programme rather than several.
Yes. Loose furniture and custom upholstery come from the same workshop, curtains are measured once the ceiling line is final, and smart-home containment is installed at MEP first fix so nothing is surface-run later. All three can sit inside the fit-out contract.
Across Dubai, with registration held at Emaar, Nakheel, Meraas, Dubai Holding, Nshama and DAMAC, and in Abu Dhabi and Sharjah. Recent homes include Dubai Hills Estate, The Greens, The Valley, Al Furjan, Meydan, La Mer, Downtown and Abu Dhabi. The area pages explain which authority approves work in each.
From a BOQ prepared after the survey, with every line priced against the drawings, rather than a rate per square foot quoted before anyone has seen the property. The biggest movers are whether the unit is shell and core, whether the kitchen or bathrooms move, the joinery package and the approval route. You see each decision and can adjust it before committing.
