Most kitchen renovations in Dubai cost between AED 30,000 and 120,000 in 2026. A premium villa kitchen with custom joinery and built-in appliances usually lands between AED 75,000 and 150,000, while a full remodel that moves walls or services starts at around AED 120,000. Every figure in this guide excludes 5% VAT.
The figures at a glance (October 2026)
- Most Dubai kitchen renovations: AED 30,000 to 120,000, excluding VAT.
- Premium villa kitchens: AED 75,000 to 150,000; full remodels with a layout change start at about AED 120,000.
- Moving the sink or electrical points adds AED 8,000 to 20,000 to any tier.
- Building work without a permit risks a fine of up to AED 50,000 under Local Order No. 3 of 1999.
- Time on site: 4 to 8 weeks for a standard kitchen, 6 to 14 weeks for a premium kitchen with imported joinery.
In this guide
- 5 price tiers every Dubai kitchen quote falls into
- Why villa kitchens cost about double apartment kitchens
- The 4 line items that set your kitchen price
- Why a 20 m² villa kitchen runs AED 96,000 to 175,000
- Who signs off your kitchen depends on your community
- Skip the permit and risk an AED 50,000 fine
- Custom joinery, not builders, sets your finish date
- 5 costs a cheap quote leaves out
- Compare quotes on scope, not the bottom line
- Quick answers before you sign
5 price tiers every Dubai kitchen quote falls into
Every kitchen quote in Dubai sits in one of five price tiers, from an AED 10,000 cosmetic refresh to a full remodel above AED 250,000. The ranges below come from 2026 price guides published by Bestimate, Property Finder, TaskRight, RenovateUAE and Sierra. Treat them as market ranges rather than quotes, because where your project lands depends mostly on the joinery, the worktop and the appliances you choose.
| Tier | What you get | Typical cost (AED, excl. VAT) |
|---|---|---|
| Cosmetic refresh | New doors, worktop, taps and splashback on the existing layout | 10,000 – 30,000 |
| Standard renovation | New cabinets, worktop and fixtures, same layout | 30,000 – 75,000 |
| Premium | Custom joinery, stone worktops, built-in appliances | 75,000 – 150,000 |
| Full remodel | Layout change, moved plumbing or walls, new everything | 120,000 – 250,000+ |
| Moving services | Relocating plumbing or electrical points (added to any tier) | 8,000 – 20,000 |
The tiers overlap because size and specification pull in different directions, so a large standard kitchen with good appliances can cost more than a small premium one. For a family villa, plan your budget around the premium tier and count anything below it as a saving.
Market ranges compiled from published 2026 guides, excluding VAT. They are not our price list, and your price is confirmed only in a written quote after a site survey.
For a quote built around your own kitchen, see our kitchen renovation service in Dubai, or run a first estimate through our renovation cost calculator.
Why villa kitchens cost about double apartment kitchens
A villa kitchen in Dubai typically costs AED 75,000 to 200,000+ to renovate, roughly double the AED 30,000 to 90,000 an apartment kitchen needs. The difference comes from size and scope rather than finish. Villas in Dubai Hills Estate, Arabian Ranches and Emirates Hills often add an island and a separate prep or “wet” kitchen behind the show kitchen, and each one carries its own cabinets, worktop and services.
| Apartment kitchen | Villa kitchen | |
|---|---|---|
| Typical cost (AED, excl. VAT) | 30,000 – 90,000 | 75,000 – 200,000+ |
| Layout freedom | Limited by plumbing risers | Sink and hob can move almost anywhere |
| Extra rules | Building management sets working hours and lift bookings | Community approval for alterations |
| Common extras | Rarely an island | Island, separate prep or wet kitchen |
Apartments are smaller, but they come with rules a villa doesn’t have. Building management sets the working hours and charges for each service lift booking, and the plumbing risers decide how far the sink or dishwasher can move. In a villa you can put the sink almost anywhere, and that is usually where the extra money goes.
The 4 line items that set your kitchen price
Four line items decide most of the price of a premium Dubai kitchen: cabinetry, worktops, appliances and any work to move plumbing or electrical points. Labour, demolition, lighting and finishing make up the rest. Once you know how these four are priced, you can read any quote and see where a contractor has cut corners or added padding.
Joinery takes the biggest slice
Cabinetry is usually the largest single line in a kitchen quote. Published 2026 guides put modular cabinets at AED 8,000 to 18,000 and semi-custom units at AED 18,000 to 40,000, while custom joinery runs AED 40,000 to 100,000+, which is where most premium villa kitchens sit.
| Cabinet type | Typical cost (AED) | Where it fits |
|---|---|---|
| Modular | 8,000 – 18,000 | Rental apartments and quick refreshes |
| Semi-custom | 18,000 – 40,000 | Standard renovations on the same layout |
| Custom joinery | 40,000 – 100,000+ | Premium villa kitchens |
At the top end, you are paying for the carcass board and the hardware as much as the door finish. In Dubai’s humidity, moisture-resistant board and good hinges and runners from makers such as Blum or Hettich matter more than the lacquer you admire in the showroom, because cheap board can swell at the edges and no door finish will hide it.
Quartz beats marble in a working kitchen
Worktops in Dubai are priced per linear metre. Quartz typically costs AED 700 to 1,500 per metre, while natural marble starts at around AED 1,000 and climbs past AED 2,500 for rarer slabs. Porcelain and sintered stone fall between the two, and every material gets more expensive as slabs get thicker and cut-outs multiply.
| Worktop | Price per linear metre (AED) | Upkeep | Best use |
|---|---|---|---|
| Quartz | 700 – 1,500 | No sealing; acid splashes wipe off | Everyday family kitchen |
| Porcelain or sintered stone | Between quartz and marble | Low; non-porous surface | Modern kitchens and large islands |
| Natural marble | 1,000 – 2,500+ | Etches when acids are left on it | Show kitchen or low-use island |
Quartz is what we fit in most family kitchens. It never needs sealing, and a splash of lemon juice or vinegar left overnight won’t mark it. On marble, the same splash etches a dull ring into the polish, and in a kitchen that cooks every day those rings build up within a few years. If you love the look of marble, put it on the island or in the show kitchen, where it sees less cooking.
Appliances are often missing from quotes
A premium built-in appliance package typically costs AED 15,000 to 80,000+, depending on the brand and how many pieces you integrate. Mid-range brands sit near the bottom of that range, while fully integrated European ranges with steam ovens and column fridges go well past the top.
Many contractors leave appliances out of the renovation price altogether. Before you compare quotes, ask whether each one includes appliances, expects you to supply them or carries a separate allowance.
Moving the sink adds up to AED 20,000
Relocating a sink, dishwasher, hob or electrical points usually adds AED 8,000 to 20,000 to a Dubai kitchen renovation. That money pays for new pipe runs and wiring, plus the making good once they are buried, and moving a hob onto an island brings extra ventilation and power work on top.
If your current layout works, keep the services where they are, because it is the biggest saving on most kitchen quotes. A sink moved one metre to the left rarely makes the kitchen easier to use, yet the plumber still has to cut new pipe runs and re-lay the drainage fall.
Why a 20 m² villa kitchen runs AED 96,000 to 175,000
Example, not a quote. The table below prices a typical premium kitchen in a family villa, with a low and a high figure for every line taken from the published 2026 market ranges. Your own kitchen could land outside these figures, because the final price depends on the brands, the finishes and your community’s rules.
| Line item | Example spec | Low end (AED) | High end (AED) | What moves the price |
|---|---|---|---|---|
| Custom joinery | Moisture-resistant carcasses, lacquered doors, soft-close hardware, tall units | 45,000 | 70,000 | Board grade, door finish, hardware brand |
| Worktops | Quartz, about 8 linear metres including the island | 5,600 | 12,000 | Brand, slab thickness, number of cut-outs |
| Appliances | Built-in oven, induction hob, hood, integrated fridge and dishwasher | 25,000 | 45,000 | Brand and how many pieces are integrated |
| Moving services | Sink and dishwasher relocated to the island | 8,000 | 20,000 | Distance moved and the drainage route |
| Flooring and splashback | Large-format porcelain floor and full-height splashback | 6,000 | 15,000 | Tile size, finish and floor area |
| Demolition and disposal | Strip-out of the old kitchen and debris removal | 2,000 | 5,000 | Access and debris rules in the community |
| Subtotal | 91,600 | 167,000 | ||
| VAT at 5% | 4,580 | 8,350 | ||
| Total | 96,180 | 175,350 |
Two decisions usually decide whether a kitchen sits nearer the low or the high column. The first is the appliance brand, which can swing the total by AED 20,000 on its own. The second is whether the sink moves, since keeping it where it is takes the whole moving-services line off the quote.
Approval fees are not in the table because they vary by community and scope, so ask each contractor to list them as a separate line. The price you pay is the one in your written quote, which our team issues only after measuring the kitchen on site.
Who signs off your kitchen depends on your community
Most Dubai kitchen renovations need some form of approval, and a permit becomes mandatory once the work goes beyond like-for-like replacement. Local Order No. 3 of 1999 treats additions and modifications to a building as construction works, which need a permit before they start. Which body approves yours depends on where the property sits.
| Where the property is | Who approves the work |
|---|---|
| Emaar communities (Dubai Hills Estate, Arabian Ranches, Emirates Hills and others) | Emaar Community Management approves any villa alteration; structural or services work also needs an authority permit |
| Nakheel communities (Palm Jumeirah and others) | Trakhees (PCFC), the regulator for Nakheel areas, issues modification permits |
| Villas regulated by Dubai Municipality, for example in Jumeirah and Umm Suqeim | Dubai Municipality, through a registered consultant and contractor |
| Apartments | Building management first; the authority depends on the tower and master developer |
Emaar Community Management says any alteration to a villa has to be approved by Emaar, and owners apply through the community portal (Emaar Community Management). In Nakheel areas, Trakhees is the regulator and issues modification permits for this kind of work. Dubai Municipality applications go through a registered consultant and contractor, neither of whom can be suspended in its qualification system (Dubai Municipality permit FAQ).
Our team prepares and submits these approvals on every project, so the only thing you sign is the application form. For the documents and each step in order, read our renovation permit guide and our breakdown of which authority approves villa work.
Skip the permit and risk an AED 50,000 fine
Working without a permit in Dubai can cost far more than the permit itself. Article 28 of Local Order No. 3 of 1999 allows a fine of up to AED 50,000, doubling with each repeat violation, and lets the authority disconnect utilities to the property. If illegal works are not removed when ordered, Dubai Municipality can remove them itself and charge the violator the cost plus a 20% administrative fee.
| Penalty under Local Order No. 3 of 1999 | What it means for you |
|---|---|
| Fine of up to AED 50,000 | Doubles for each repeat violation |
| Utility disconnection | Power and water to the property can be cut for a set period |
| Removal of illegal works | Dubai Municipality can remove them and charge the cost plus 20% |
Most owners only find out about unapproved work when they come to sell or rent out the villa. By then, fixing it means new drawings and, sometimes, pulling out a kitchen that has barely been used. If a contractor says your job doesn’t need a permit, ask them to put that in writing.
Custom joinery, not builders, sets your finish date
A standard kitchen renovation in Dubai usually takes 4 to 8 weeks on site, and a premium kitchen with imported joinery 6 to 14 weeks. On most projects the cabinetry lead time, rather than the site work, decides the handover date. Approvals come first and are often quoted separately from the build, so ask for both timelines in writing.
| Stage | Typical time |
|---|---|
| Community approval and permits | Varies by community; often quoted separately |
| Standard kitchen, on site | 4 to 8 weeks |
| Premium kitchen with imported joinery, on site | 6 to 14 weeks |
Between 15 June and 15 September, the UAE midday break bans work under direct sun from 12:30 pm to 3:00 pm, and the 2025 rules from the Ministry of Human Resources and Emiratisation set fines of AED 5,000 per worker. The ban ran again in 2026 (Khaleej Times). Kitchen work indoors carries on, although deliveries and debris removal slow down.
Many villa owners still choose summer, because the family is away and the house is empty. If that is your plan, start the approvals in spring so the build can begin the week you fly out.
5 costs a cheap quote leaves out
A kitchen quote in Dubai usually looks cheap because it leaves out the same five items. Check each quote for them line by line before you compare totals, since a quote that includes all five and looks expensive is often the better deal.
- VAT. The UAE charges VAT at 5% (UAE Government portal), which adds AED 6,000 to an AED 120,000 kitchen.
- Appliances. These are often excluded, or listed as a low “allowance” that your real choices will exceed.
- Approvals. Expect a community NOC and an authority permit fee, and sometimes a refundable deposit.
- Moving services. Plumbing and electrical relocation is sometimes priced as a variation after demolition, when the old kitchen is gone and you can no longer walk away.
- Making good. Floors, walls and ceilings around the new kitchen need repair, especially in open-plan villas where the floor runs through to the living room.
Compare quotes on scope, not the bottom line
The total is the least useful number on a kitchen quote. Put the quotes side by side and check that each one names the same items before you look at the price:
- Carcass board grade and door finish
- Hardware brand for hinges and drawer runners
- Worktop material, slab thickness and number of cut-outs
- Appliance models, or the allowance per appliance
- Plumbing and electrical work, including any relocation
- Who handles approvals, and how payments are staged against the work
A lump-sum quote with no line items is a warning sign at any price, and so is a large deposit before the drawings are agreed. A fair schedule ties each payment to a stage you can see on site, such as cabinets delivered or worktops fitted.
Quick answers before you sign
Is VAT included in kitchen renovation prices in Dubai?
Often not. Many published price ranges and quotes, including the ranges in this guide, exclude the UAE’s 5% VAT, so add it to every figure and confirm it in writing on any quote you receive.
Can we live in the villa during a kitchen renovation?
Yes, and many families do. Set up a temporary kitchen elsewhere in the house with a fridge and a microwave, and expect dust and noise during demolition. A villa with a separate prep kitchen makes the weeks much easier.
Is it cheaper to renovate a kitchen in summer?
Not reliably, because labour and material prices in Dubai follow no published seasonal pattern. What summer offers is an empty house and easier access, not a lower price.
Who applies for the permit, the owner or the contractor?
The consultant and contractor normally submit the application, while the owner signs the forms. Dubai Municipality requires both to be registered and not suspended in its qualification system.
Pick your tier, then get two quotes
If your kitchen needs new cabinets but the layout works, budget for the standard or premium tier and ask for two line-item quotes. If you want to move the sink or open the kitchen onto the living room, start with the full remodel tier and an approval plan.
Book a site consultation. Our team will measure your kitchen, confirm which approvals your community needs and give you an itemised quote you can compare line by line.
About the author
Rictor Alexander is an architect who has spent 8 years planning and delivering kitchen and villa renovations across Dubai, from layout and joinery detailing to community approvals. He reviews every cost range and technical claim published on this site.
Sources and references
- Local Order No. (3) of 1999 Regulating Construction Works, Dubai Legislation Portal, Government of Dubai. dlp.dubai.gov.ae. Accessed 22 October 2026.
- FAQ for Buildings Permit Procedures and Regulations, Dubai Municipality. www.dm.gov.ae. Accessed 22 October 2026.
- About Trakhees, Ports, Customs and Free Zone Corporation. pcfc.ae. Accessed 22 October 2026.
- Request Modification Permit, Trakhees, PCFC Digital Portal. pcfc.ae. Accessed 22 October 2026.
- Home Modifications FAQ, Emaar Community Management. www.ecm.ae. Accessed 22 October 2026.
- MoHRE to implement Midday Break from 15 June to 15 September 2025, Ministry of Human Resources and Emiratisation. mohre.gov.ae. Accessed 22 October 2026.
- UAE midday break starts June 15, Khaleej Times. www.khaleejtimes.com. Accessed 22 October 2026.
- Value Added Tax (VAT), The Official Portal of the UAE Government. u.ae. Accessed 22 October 2026.
- Kitchen Renovation Cost Dubai 2026, Bestimate. bestimate.ae. Accessed 22 October 2026.
- Kitchen Renovation in Dubai: Costs, Ideas, and Considerations, Property Finder. www.propertyfinder.ae. Accessed 22 October 2026.
- Kitchen Renovation Cost in Dubai 2026, TaskRight. taskright.ae. Accessed 22 October 2026.
- Kitchen Renovation Cost Dubai, RenovateUAE. www.renovateuae.com. Accessed 22 October 2026.
- Kitchen Renovation Cost in Dubai 2026, Sierra Turnkey Contracting. sierra.ae. Accessed 22 October 2026.