Villa renovation
Full villa renovation across Arabian Ranches, Dubai Hills, Al Furjan, Tilal Al Ghaf and The Springs — design, developer NOC, authority permits, joinery and build under one contract.
You can have the drawings, the budget and the contractor booked, and still lose six weeks because the community needs a registered contractor and yours isn’t on the list. Emaar, Nakheel, DAMAC and Nshama each run their own approval process, and most interior firms treat it as the homeowner’s problem.
We are a registered contractor with all six major Dubai developers, and the permit route is part of our scope rather than an extra. We identify which authority governs your community at survey stage, prepare the submission, and carry it through to permit while joinery goes into production in our Al Quoz workshop.
What a renovation covers
Most of our villa work is a full refurbishment, but we take on single-room and single-trade packages too.
Strip-out and rebuild across every room, with MEP, ceilings, flooring, joinery and finishes under one programme.
New layout, cabinetry from our own workshop, worktops templated on site, and appliance and services coordination.
Waterproofing, falls, sanitaryware, vanities and the plumbing changes most villas need once the tiles come off.
Reconfigured layouts, feature walls, media units and the formal majlis most Dubai villas are built around.
Porcelain, timber and stone flooring, gypsum ceilings with concealed lighting, and the electrical and AC work behind them.
Terraces, pergolas, pool surrounds, outdoor kitchens and planting, with the drainage and lighting underneath.
Approvals
It depends on where the villa sits, and getting it wrong costs weeks. We identify the route at survey stage and handle the submission.
Ask about your communityEmaar communities such as Arabian Ranches, Dubai Hills and The Springs want drawings in Dubai Municipality format. Nakheel communities including Al Furjan and Jumeirah Park want them in Trakhees format, and will only accept a Trakhees-registered contractor — DM registration is not valid there. Submitting the wrong format is the most common reason a villa NOC comes back. We hold registration with all six major developers and prepare each submission in the format that community actually requires.
Mainland villas and any structural, facade or MEP alteration need a DM building permit. Drawings going back for correction is the most common cause of delay, which is why we prepare them to the format that authority expects.
Villas in Nakheel and PCFC jurisdictions — Al Furjan, Palm Jumeirah, Jumeirah Islands, Discovery Gardens — are approved through Trakhees rather than Dubai Municipality, on its own drawing standard and its own accredited-contractor register.
Load changes, new distribution boards and relocated wet areas need DEWA sign-off. We programme this early because it is the approval most often left until it blocks handover.
Recent villas
Al Furjan, Dubai Hills, Sports City, The Greens and Yas Acres in Abu Dhabi.
Scope & programme
We price line by line in a BOQ after a site visit rather than quoting a rate blind, and issue a dated programme before work starts. These are the decisions that move both.
Paint, flooring, lighting and joinery with no layout change. The quickest route, because it rarely needs more than the developer NOC.
New kitchen and bathrooms, reconfigured layouts, upgraded MEP. Moving wet areas is the single biggest step up in both cost and programme.
Structural change, imported stone, bespoke joinery throughout. Structure and facade work bring a full authority permit route with them.
Kitchens, bathrooms and joinery usually account for over half the cost. Flooring and MEP follow. Paint is the smallest line and the most visible.
The approval route your community requires, and long-lead imported materials. We run approvals in parallel where possible and start joinery production during the wait.
Moving wet areas, touching structure, and long-lead imported materials. We flag all three at quotation rather than as a variation later.
Tell us the community and roughly what you want to change. We will visit, measure, tell you which approvals apply, and come back with a BOQ you can actually compare against other quotations.
Common questions
Cost, approvals, timing and living through the works. If yours is not here, call +971 50 448 3095.
It depends on scope far more than on floor area. A light refurbishment — paint, flooring, lighting and joinery with no layout change — sits at one end; a high-end rebuild with structural change and imported stone sits at the other. Kitchens, bathrooms and joinery usually account for more than half the total, with flooring and MEP next. We survey the villa, then price line by line in a BOQ so you can see each decision and adjust before committing.
Almost always. Most communities require a developer NOC before any authority submission, and structural, facade or MEP changes need a Dubai Municipality permit on top. Villas in Nakheel and PCFC areas go through Trakhees instead. If you are renting, you also need written consent from the owner first. We identify the route at survey stage and handle the submissions as part of our scope.
It depends on the community and the scope. A developer NOC is required on nearly every job; a Dubai Municipality permit applies to structural, facade and MEP work; and villas in Nakheel and PCFC areas go through Trakhees instead, on its own drawing standard. DEWA and Civil Defence sign-offs sit alongside. We run these in parallel wherever the community allows and confirm the route at survey stage.
It depends on the scope and on the approval route your community requires. A refurbishment with no layout change is quickest; a full renovation with structural change takes considerably longer, and the developer NOC and authority permit add to the front of the programme. We issue a dated programme before work starts rather than an estimate over the phone, and start joinery production during the approval window so it is not dead time.
For single-room work, usually yes. For a full renovation we would advise against it — strip-out, MEP first fix and floor screeds make a villa genuinely unliveable, and working around occupants adds weeks. Where clients do stay, we phase the work by floor or wing and seal off the active area, but it is slower and costs more.
Yes. We are a registered contractor with Emaar, Nakheel, Meraas, Dubai Holding, Nshama and DAMAC, so we can take your project through the community NOC and contractor-approval process without you appointing a second firm to do it.
Non-structural partitions, usually yes with a permit. Structural walls, slabs and facades need a structural engineer’s drawings and a Dubai Municipality permit, and some communities prohibit facade changes outright. We check what your community allows before you commit to a layout.
Yes — that is the point of a design and build contract. You get drawings, 3D visualisation, material selection, joinery from our own workshop and the site works under one accountable team. If you already have a designer we will build to their drawings and coordinate with them.
Yes. We deliver across the UAE, including Abu Dhabi and Sharjah. Recent work includes a villa at Yas Acres in Abu Dhabi.
