Villa interior fit-out
New-build and shell-and-core villas across Dubai Hills, Al Furjan, Tilal Al Ghaf, The Valley and Arabian Ranches — design, developer NOC, MEP, kitchens, bathrooms and joinery from our own Al Quoz workshop, under one contract.
Handover day in Dubai Hills, Al Furjan or The Valley means a villa with standard porcelain, a basic kitchen or an empty kitchen wall, builder-grade bathrooms, white walls and a lighting layout that assumes nothing about how you live. Shell-and-core villas in communities that sell them that way come with less: structure, envelope and service connections, and nothing inside. Either way, the home you bought still has to be made.
That is a fit-out, not a renovation, and the distinction matters. There is nothing to strip out, the slab and services are new, and the developer still controls what changes — so the NOC comes first, in the drawing format that community uses, and the sequence runs from survey to joinery rather than from demolition. We fit out new villas as one scope: our design team draws every room, we submit to the developer, our MEP team runs first fix, and our own workshop makes the kitchen, wardrobes and vanities while the approval runs. If your villa has already been lived in, the villa renovation page is the right one; if you only want the drawings, see villa interior design.
What a villa fit-out covers
The scope depends on what the developer gives you. Both run under one contract and one project manager.
Replacing the developer kitchen or building one from the empty wall: layout, cabinetry from Al Quoz, worktops templated on site, appliances housed.
Developer sanitaryware out, stone and custom vanities in, with waterproofing and falls redone where tiles change.
Fitted wardrobes and walk-in closets drawn to the as-built wall, headboards, lighting circuits and blackout.
TV walls, panelling, feature ceilings and formal majlis seating, with the lighting layered for family use and entertaining.
The first thing guests see: stair cladding, balustrade detail, understair storage and the entrance console, all made in-house.
New flooring over the developer tile or screed, gypsum ceilings with concealed lighting, and the electrical, plumbing and AC work behind them.
Lighting, AC, curtain and AV control with the containment in before the ceilings close, on whichever platform you choose.
New villas are handed over with bare plots. Landscaping, pool, pergola and outdoor majlis under the same NOC where the developer allows.
Process & approvals
The order matters: survey before drawings, NOC before site, joinery in production during the wait.
Ask about your communityWe review your developer snag list, or attend the inspection, so defects are logged with the developer rather than absorbed into our scope. Then we measure the villa as built. Handover drawings are routinely out by enough to matter for a kitchen run, a wardrobe wall or a stair cladding module, and services are rarely exactly where the plan shows them.
Layouts for every room, 3D visualisation so you see the finished villa before committing, a material schedule and joinery shop drawings. One drawing set serves the NOC submission, the workshop and the site, so nothing is approved that cannot be built.
Emaar communities such as Dubai Hills, Arabian Ranches and The Valley want drawings in Dubai Municipality format. Nakheel communities such as Al Furjan, Tilal Al Furjan and Jumeirah Park want Trakhees format and will only accept a Trakhees-registered contractor. Submitting the wrong set is the most common reason a new-villa NOC comes back. Anything structural, on the facade or moving wet areas then needs the DM or Trakhees permit on top.
New circuits, relocated sockets and switches, AC rebalancing for a changed layout, plumbing for the kitchen and bathrooms, and containment for any smart-home system go in while our Al Quoz workshop is cutting the kitchen, wardrobes, vanities and panelling to the shop drawings.
Flooring, ceilings, stone and paint, then joinery templated against the finished room and installed by our own fitters, then loose furniture, curtains and lighting. The villa is snagged against the drawings, cleaned and handed over once, with one point of contact afterwards.
Recent villas
The Greens, Al Furjan, Tilal Al Furjan, Dubai Hills and The Valley.
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 handover-finished villa keeps its floors, ceilings and bathrooms unless you decide otherwise. Shell and core needs all of them plus screeds, partitions and full MEP, and is a different programme from the first week.
Some developer kitchens are worth keeping with new fronts and worktops; most owners replace them. Building from the empty wall in a shell-and-core villa is the larger scope, and the one our workshop is set up for.
Keeping bathrooms and the kitchen where the developer put them is the quickest route. Moving them brings new drainage through a new slab, waterproofing, DEWA sign-off and a fuller permit, and we flag it at design stage.
Wardrobes in every bedroom, a walk-in closet, TV walls, panelling and a majlis are usually the biggest single line after the kitchen. Making them in-house controls the cost and keeps the lead time inside the programme.
An Emaar NOC alone, a Nakheel NOC through Trakhees, or either plus an authority permit. Each adds time at the front, which we use for design sign-off and workshop production rather than waiting.
New villas come with bare plots. Landscaping, a pool and an outdoor majlis are often added under the same NOC, and sequencing them with the interior avoids a second mobilisation and a second deposit.
Tell us the community, the handover date and what the developer is delivering. We can take design to 3D stage from the developer drawings, then confirm everything at survey the week you get the keys.
Common questions
Handover, NOCs, shell and core, and what to do first. If yours is not here, call +971 50 448 3095.
A fit-out starts from a new villa, either handover-finished or shell and core, with nothing to strip out and new services to work with. A renovation starts from a lived-in villa, usually with the previous finishes coming out first and often with the family still in residence. The approvals overlap but the sequence and the programme are different, which is why we keep villa renovation on its own page.
Yes. The master developer controls alterations inside and outside the villa regardless of its age, and most communities will not let a contractor on site without one. Emaar, Meraas, Dubai Holding and Nshama want drawings in Dubai Municipality format; Nakheel wants Trakhees format and a Trakhees-registered contractor. We are registered with all six major developers and prepare the submission in the format your community uses.
The developer delivers the structure, the external envelope, windows and doors, and service connections to the plot, with no floor finishes, ceilings, internal partitions, kitchen or bathrooms. The fit-out builds everything inside. It is a larger scope than a handover-finished villa and we programme it as one from the start, with partitions, screeds and MEP before any finish.
Yes, and in some communities they are good enough to keep with new fronts, worktops or sanitaryware. We tell you honestly at survey which items are worth keeping and which will date the villa or fail early. Replacing bathroom tiles means redoing the waterproofing and falls beneath them, which we include rather than tile over.
Before handover. We can take the design to concept and 3D from the developer’s drawings, then confirm every dimension at an as-built survey once you have the keys. That way the NOC submission and joinery production start in the first weeks after handover rather than months later.
Yes. Our villa work at Al Quortaj and Tilal Al Furjan went through the Nakheel NOC on the Trakhees route, with drawings prepared in Trakhees format. The Al Furjan page explains the route in detail.
Yes. New villas are handed over with bare plots, and landscaping, pool, pergola and outdoor majlis usually need the same developer NOC with additional drawings. Running them with the interior means one mobilisation, one deposit and one programme. See landscaping and exterior works.
Yes. We deliver across the UAE including Abu Dhabi and Sharjah, with the approval route adjusted for each. The Dahlia in Abu Dhabi was fitted out as a whole home with joinery made in Al Quoz and installed by our own team.
