Restaurant Fit Out Dubai: Costs, Permits, Timeline
A restaurant fit out in Dubai means preparing a shell unit for food service, including MEP, kitchen extraction, finishes and licensing sign-off. This guide covers realistic costs, approval steps and timelines for an F&B fit out Dubai based on our contractor experience.
Why work with Monde
- Own workforce of 50+ specialists under our own licence
- Professional project managers lead each restaurant fit out
- Google rating 5 from 3 verified reviews
- Commercial renovation and fit out across the UAE
- One point of contact from shell and core to licensing handover
- Fast mobilisation for running jobs
What restaurant fit out means in Dubai
Fit out is not the same as renovation. A fit out takes a bare shell and adds MEP, partition walls, flooring, kitchen extraction and FF&E so the unit can open. Renovation updates an existing F&B space, often while the restaurant keeps trading or reopens quickly. If you are weighing these scopes, read our restaurant renovation vs fit out what is the difference.
This distinction changes cost and permits. A Dubai Municipality food outlet often needs civil defence approval for extraction, plus trade licence and food licence steps. A fit out usually includes more base building work than a renovation. We have delivered both across Dubai, Abu Dhabi and Sharjah, with site teams sized to the unit.
Restaurant fit out cost Dubai by concept
Restaurant fit out cost Dubai depends on size, kitchen spec and finish level. A useful planning range for a 100 to 150 sqm unit in Dubai is AED 180,000 to AED 480,000, excluding loose FF&E in some cases.
| Concept | Typical AED range per sqm | Notes |
|---|---|---|
| Fast casual | AED 1,800 to 2,600 | Streamlined counter, simple extraction, vinyl or tile finishes |
| Full service | AED 2,600 to 3,800 | Dining area, back-of-house, full MEP and acoustic ceilings |
| Fine dining | AED 3,800 to 6,000+ | Bespoke joinery, heavy ventilation, premium materials and lighting |
A 120 sqm fast casual restaurant fit out in Dubai Marina might run AED 216,000 to AED 312,000. The same shell in Abu Dhabi can differ slightly due to landlord handover conditions and site access. These figures include wet works, MEP, kitchen rough-in, ceilings, flooring, painting and project management. For a fixed scope, get a restaurant fit out quote.
Detail of a completed restaurant fit out Dubai kitchen with reeded glass cabinetry and layered LED lighting.
Permits and approvals in Dubai
A restaurant fit out in Dubai is not a single approval. You usually need Dubai Municipality food code compliance, trade licence from DET or a free zone, and civil defence clearance from DCD.
Before we start, the landlord or project manager checks:
- Shell unit status and NOC from the building owner
- Existing MEP capacity for kitchen ventilation and drainage
- DED or free zone trade licence activity
- Dubai Municipality layout review for food safety
- DCD civil defence drawings for extraction and fire-rated materials
On one Dubai Healthcare City outlet, we coordinated the landlord NOC and Dubai Municipality comments before demolition. That prevented rework. Abu Dhabi and Sharjah have similar authority processes, but the responsible municipality differs.
Shell and core to opening timeline
A typical 100 to 150 sqm restaurant fit out in Dubai runs 6 to 12 weeks from site possession to handover, depending on authority response times and kitchen lead time.
Our recommended sequence:
- Site survey, as-built verification and measured drawings in week 1.
- Authority drawings, material samples and landlord approval by week 2 or 3.
- Demolition, partitions, MEP first fix and kitchen extraction in weeks 3 to 6.
- Flooring, tiling, ceiling works, paint and FF&E installation in weeks 6 to 10.
- Dubai Municipality/DCD inspection, snagging and licensing handover in weeks 10 to 12.
The site was clean when they left. We needed them fast on a running job. They finished the renovation on time. Good work from start to end.
Davranbek Tashbayev, 5-star review
MEP and commercial kitchen extraction
A commercial kitchen fit out Dubai needs more than nice finishes. The MEP design has to handle grease extraction, make-up air, drainage and fire-rated ducting. We detail this in our hospitality fit out guide for hotels and F&B venues.
Key kitchen spec items we check before pricing:
- Grease duct route and access for cleaning
- Exhaust fan airflow matched to cooking equipment
- Make-up air to prevent negative pressure in the dining room
- Floor gullies and grease trap location
- Electrical load for ovens, fryers and refrigeration
- DCD fire-rated shaft or kitchen hood suppression
A clean sequence saves time. We carry the same coordination into front-of-house finishes and back-of-house storage.
Completed restaurant fit out Dubai kitchen with integrated oven and layered linear LED lighting.
Cat A vs Cat B and licensing handover
Cat A is the base landlord fit out. It usually covers ceilings, basic MEP, floor screed and shopfront shell. Cat B is the tenant fit out that adds brand layout, kitchen, dining finishes, furniture and operational equipment.
In a Dubai restaurant fit out, you may inherit Cat A from the landlord or deliver both. We scope both clearly so there is no gap at handover. The handover pack should include as-built MEP drawings, material warranties, Dubai Municipality inspection notes and equipment manuals. Our site team runs a snag list with you before the final site visit.
For evidence of the finished standard, see our F&B fit out portfolio.
Frequently asked questions
What is the difference between a restaurant fit out and a restaurant renovation in Dubai?
A fit out turns a shell unit into a working restaurant with MEP, extraction, finishes and FF&E. A renovation updates an existing restaurant, often without replacing the full base build. In Dubai, a fit out usually involves more authority submissions than a renovation.
How much does a restaurant fit out cost in Dubai?
Plan AED 1,800 to AED 6,000 or more per square metre depending on concept. A 120 sqm fast casual restaurant often falls between AED 216,000 and AED 312,000. Custom joinery, heavy extraction and fine dining finishes push costs higher.
How long does a restaurant fit out take in Dubai?
Most 100 to 150 sqm units take 6 to 12 weeks from site possession to handover. Kitchen extraction approval and long-lead equipment can add time. Authority inspections near the end are the main scheduling risk.
What approvals do I need for an F&B fit out in Dubai?
You typically need a trade licence through DET or a free zone, Dubai Municipality food layout approval, and DCD civil defence clearance for ventilation and fire safety. The landlord NOC arrives before works start. We coordinate drawings and authority comments as part of the fit out.
Do I need a separate commercial kitchen fit out contractor in Dubai?
Not always. A contractor with in-house MEP and site coordination can deliver the dining room, kitchen rough-in and extraction together. A single team usually reduces gaps between front-of-house and back-of-house works.
What is Cat A and Cat B fit out for a Dubai restaurant?
Cat A is the base landlord fit out such as ceilings, basic MEP and floor screed. Cat B is the tenant fit out that adds the kitchen, dining finishes, branding and operational equipment. Many Dubai leases mix the two, so the scope must be checked before pricing.
