Turnkey design & build
Design, drawings, approvals, joinery, MEP and site delivery under a single contract and a single project manager — for villas, apartments, offices, clinics and retail across the UAE.
Plenty of firms in Dubai sell “turnkey” and then subcontract the design, the joinery and the MEP to three different companies. When the ceiling clashes with the ductwork or the wardrobe arrives 40mm oversize, you are the one chairing the meeting.
Our version is narrower and more honest: we draw it, we make the joinery in our own Al Quoz workshop, we hold the main contract, and one project manager answers for the programme. Where we use specialist trades — stone, glass, specialist MEP — they sit under our contract, not yours.
What turnkey includes
If it is on this list, it is in the contract. If it is not, we say so at quotation rather than as a variation.
Space planning, concept, material selection, 3D visualisation, then IFC drawings and a line-by-line BOQ.
Developer NOC, Dubai Municipality, DDA or Trakhees as the location requires, plus DEWA and civil defence sign-off.
Kitchens, wardrobes, panelling and bespoke pieces made in our own workshop and installed by our own team.
Electrical, plumbing, HVAC and fire systems, coordinated against the ceiling and joinery before anything is cut.
Partitions, gypsum ceilings, porcelain, timber and stone flooring, paint, glass and metalwork.
Loose furniture, lighting and styling if you want it, then snagging, testing, commissioning and a clean handover.
How it runs
Payment is staged against these milestones, so you are never paying far ahead of what has actually been built.
Discuss your projectWe visit, measure and understand how the space needs to work. You get an honest read on scope, constraints and budget before anything is drawn.
Drawings, materials and 3D visualisation, then a bill of quantities priced line by line. This is where scope gets fixed — changes after it are variations, and we say so plainly.
Submissions go in while long-lead items are ordered and joinery starts in our workshop. Running these together is where a turnkey contract actually saves time.
Strip-out, MEP first fix, ceilings, flooring, joinery installation, second fix and finishes — then snagging, testing and handover with warranties and as-built drawings.
Delivered turnkey
Offices, villas, clinics and retail across Dubai, Sharjah and Abu Dhabi.
Cost & contract
The whole point of turnkey is that the number holds. That only works if the scope is pinned down properly before the contract, which is what the BOQ stage is for.
Standard finishes, laminate joinery and minimal MEP alteration. The least that still delivers a complete, finished space.
Reconfigured layouts, veneer joinery, upgraded lighting and MEP. The most common specification we deliver.
Imported stone, bespoke joinery throughout, specialist lighting and automation. Long-lead materials usually set the programme here.
Released against five inspected milestones — design sign-off, mobilisation, first fix, second fix and handover — rather than calendar dates, with a retention held until snagging is closed. The split is set out in your contract before work starts.
A change to the agreed BOQ. We price it in writing before doing it, so the final account matches the contract.
Authority and permit fees, developer deposits, utility connection charges and loose furniture unless specified. We list exclusions at quotation rather than letting you discover them.
Send the drawings, the location and roughly when you want to start. We will visit, confirm which approvals apply, and come back with a bill of quantities you can compare line by line against any other quotation.
Common questions
Scope, contracts, payment and what happens when things change. If yours is not here, call +971 50 448 3095.
Everything between an empty space and a finished one: space planning, drawings and 3D visualisation, authority approvals, demolition and site preparation, partitions, ceilings, flooring, painting, joinery, electrical, plumbing, HVAC, lighting, glass and metal works, then installation, snagging and handover — under one contract and one project manager.
With separate appointments you hold the risk between them. If the joinery does not fit the ceiling, you arbitrate. Under a turnkey contract one company owns the drawings, the production and the site, so coordination failures are ours to fix at our cost. It also compresses the programme, because design, approvals and procurement can run in parallel rather than in sequence.
It depends on specification rather than on area alone. A basic specification uses standard finishes, laminate joinery and minimal MEP alteration; mid-range brings reconfigured layouts, veneer joinery and upgraded services; high-end means imported stone, bespoke joinery throughout and specialist lighting. We pin the scope down in a BOQ before the contract, which is what lets the number hold afterwards.
Staged against milestones — design, mobilisation, first fix, second fix and handover — so you are never paying far ahead of what has been built. The schedule is set out in the contract before work starts.
Yes. We are a registered contractor with Emaar, Nakheel, Meraas, Dubai Holding, Nshama and DAMAC, and ISO 45001 certified for occupational health and safety. For work in a managed building or gated community, that registration is usually what decides whether a contractor is admitted at all.
We will build to their drawings. We produce shop drawings from our own site survey, flag anything that will not build as drawn, and get their sign-off before production. A good share of our work is delivering other people’s designs.
We do, as part of the scope. We identify whether the project falls under Dubai Municipality, DDA or Trakhees, prepare and submit the drawings, and manage it through to permit. We are also a registered contractor with Emaar, Nakheel, Meraas, Dubai Holding, Nshama and DAMAC for community NOCs.
Changes are priced in writing as variations before we carry them out, so the final account still matches the contract. Early changes are cheap; changes after joinery is in production or MEP is buried are not, and we will tell you the cost before you commit rather than after.
Yes. We deliver across the UAE, including Abu Dhabi and Sharjah. Recent work includes a villa at Yas Acres in Abu Dhabi and Platform Health Club in Sharjah.
