Last updated: September 2026 · Written by the ART NOVO renovation team
Villa renovation in Abu Dhabi costs about AED 850–1,400 per m² for a cosmetic refresh, AED 1,400–2,500 per m² for a partial renovation (kitchen, bathrooms, flooring, MEP upgrades) and AED 3,000–5,000 per m² for a full gut renovation. For a typical 4–5 bedroom villa, that works out at roughly AED 80,000–200,000 for a mid-range kitchen, bathroom and flooring package, and AED 0.9M+ for a full strip-out and rebuild of the interiors.
ART NOVO has renovated villas across Khalifa City, Al Reef, Mohammed Bin Zayed City and Saadiyat Island since 2014. This guide covers real 2026 prices, timelines, the permits you need, and how to avoid the surprises that push renovation budgets over.
How much does it cost to renovate a villa in Abu Dhabi?
| Renovation scope | Cost per m² (AED) | Typical villa budget | What’s included |
|---|---|---|---|
| Cosmetic refresh | 850 – 1,400 | AED 25,000 – 60,000 (paint & lighting only) up to ~AED 500,000 whole-villa | Painting, lighting, fixtures, minor joinery repairs, deep clean |
| Partial renovation | 1,400 – 2,500 | AED 80,000 – 200,000 for kitchen, 2–3 bathrooms and flooring | New kitchen, bathrooms, flooring, MEP upgrades in renovated areas |
| Full gut renovation | 3,000 – 5,000 | AED 0.9M – 2M for a 300–400 m² villa | Strip to structure, new MEP, ceilings, flooring, joinery, bathrooms, kitchen |
A full gut renovation typically costs 70–85% of a mid-range new build. If the layout no longer works for your family, compare it with extending or rebuilding. See our villa construction cost guide for new-build rates.
What does each room cost to renovate?
| Room / package | Typical 2026 cost (AED) | What drives the price |
|---|---|---|
| Kitchen (mid-range) | 30,000 – 80,000 | Cabinet construction, quartz vs natural stone worktops, built-in appliances |
| Kitchen (luxury, open-plan with island) | From 80,000, priced on design | Bespoke joinery, imported appliances, relocating plumbing and extraction |
| Bathroom | 12,000 (refresh) – 45,000+ (spa-style) | Waterproofing, tiling area, branded sanitaryware, rain showers |
| Flooring | AED 60–120/m² porcelain vs AED 250–800+/m² marble (material only) | Material, large-format slabs, levelling the screed |
| Majlis renovation | Priced on design | Feature ceilings, lighting, bespoke seating, acoustic treatment |
| AC / MEP upgrade | Priced after survey. Full replacement in an older villa is often 200,000 – 400,000 | Replacing ducting, moving to VRF, rewiring, a new distribution board |
| Façade repaint & waterproofing | Priced after survey | Elastomeric coatings, roof membrane replacement, area and access |
Which renovations add the most value in Abu Dhabi?
- Kitchens and bathrooms. They have the biggest effect on resale and rental appeal.
- AC and MEP upgrades in villas over 10 years old. Older split units and ageing ductwork are the biggest running cost. Upgrading them improves comfort and electricity bills.
- Flooring. Large-format porcelain or marble instantly modernises an older villa.
- Majlis and family living areas. These are highly valued by Emirati and expat families alike.
- Roof waterproofing and façade. This protects the structure. It’s the most neglected item and often the most urgent.
Do you need a permit to renovate a villa in Abu Dhabi?
Direct answer: yes, if the work changes the structure, the layout, the external appearance or the MEP systems. Purely cosmetic work (painting, replacing fittings like-for-like) usually doesn’t need a building permit, but gated communities still require a contractor access permit or NOC.
- Structural changes (removing walls, new openings, extensions) need engineered drawings and DMT approval through TAMM.
- MEP modifications (new electrical loads, relocated plumbing) may need load approval from TAQA Distribution (formerly ADDC).
- Community villas (Al Reef, Saadiyat, Yas, Al Raha) need the developer’s or community manager’s NOC. Their rules also cover working hours and deliveries.
Unapproved work can lead to fines, stop-work orders and problems when you sell or refinance. A licensed contractor handles these approvals as part of the job. See the Abu Dhabi City Municipality for current requirements.
How long does a villa renovation take?
| Scope | Typical duration |
|---|---|
| Cosmetic refresh | 3 – 6 weeks |
| Partial renovation (kitchen, 2 bathrooms, flooring) | 8 – 16 weeks |
| Full gut renovation, including approvals | 6 – 10 months |
A typical partial renovation runs:
- Weeks 1–2: design freeze, material selection, approvals
- Weeks 3–5: demolition and MEP rough-in
- Weeks 6–10: screeding, tiling, joinery
- Weeks 11–13: painting and fixtures
- Weeks 14–16: snagging and handover
Long-lead imported materials and changes made mid-project are the most common causes of delay.
Hidden costs to budget for
- What you find behind the walls. Corroded ductwork, outdated wiring or failed waterproofing are common in villas more than 10–15 years old. In our experience, opening up an older villa for a “light” renovation can reveal AED 200,000–400,000 of MEP work.
- Temporary accommodation if you need to move out during a full renovation.
- Community and authority fees for NOCs, permits and contractor access.
- Contingency: hold 15–20% for renovations of older villas.
How to choose a villa renovation company in Abu Dhabi
- Licence: check the trade licence on ADDED and confirm it covers contracting.
- Proof of work: ask for references and visit a completed renovation, not just Instagram photos.
- Permits included: the contractor should manage approvals, not leave them to you.
- Itemised quote: labour, materials, brands, programme and payment milestones. A one-line “renovation: AED 50,000” quote is a red flag.
- Fair payment terms: a 10–20% advance, milestone payments, and 5–10% retained until snagging is complete. Be wary of anyone asking for more than 30% upfront.
- Defects liability: at least 12 months, written into the contract.
Our contractor selection checklist covers this in detail, and the fit-out contract checklist lists the clauses to insist on.
Renovating to last in the Abu Dhabi climate
Summer temperatures pass 45°C and coastal areas bring salt and humidity, so renovation materials must be chosen for the climate, not the showroom. Use porcelain or sealed stone outdoors, elastomeric façade coatings, 316 stainless or powder-coated aluminium for metalwork, and double-glazed low-E glass when windows are replaced. See our guide to materials that survive Abu Dhabi summers.
Get a fixed, itemised renovation quote
ART NOVO handles design, approvals, renovation and snagging under one contract, with a 12-month defects liability period. See our villa fit-out and renovation services or call +971 55 430 0003 to book a site visit.
Frequently Asked Questions
How much does it cost to renovate a villa in Abu Dhabi?
About AED 850–1,400 per m² for a cosmetic refresh, AED 1,400–2,500 per m² for a partial renovation (kitchen, bathrooms, flooring, MEP upgrades) and AED 3,000–5,000 per m² for a full gut renovation. A mid-range kitchen, bathroom and flooring package typically costs AED 80,000–200,000.
How much does a kitchen renovation cost in Abu Dhabi?
A mid-range kitchen renovation costs AED 30,000–80,000. A luxury open-plan kitchen with an island, bespoke joinery and built-in appliances starts from about AED 80,000 and is priced on design.
Do I need a permit to renovate my villa in Abu Dhabi?
Yes, if the work changes the structure, layout, exterior or MEP systems. Those changes need DMT approval through TAMM, and community villas also need the developer's NOC. Like-for-like cosmetic work usually needs only a community access permit.
How long does a villa renovation take in Abu Dhabi?
3–6 weeks for a cosmetic refresh, 8–16 weeks for a partial renovation of the kitchen, bathrooms and flooring, and 6–10 months for a full gut renovation including approvals.
How much contingency should I keep for a villa renovation?
Hold 15–20% for renovations of older villas. Hidden problems such as corroded ductwork, outdated wiring or failed waterproofing are common once walls and ceilings are opened.
