Renovation budget for a 125 m² apartment in Dubai (2 bed)

[daily_porch]

I have compared preliminary contractor figures against an AED 626,300 budget for a 125 m², two-bedroom Dubai apartment. What remains unclear is whether the quotes describe the same job: each leaves out different parts of the kitchen, bathrooms, floors, decoration, electrical checks and energy work.

Before choosing a reserve, I need to know whether plumbing can be inspected without extensive opening up, who pays for moisture damage or reinstatement, and when building approvals and materials would affect the sequence. If those points can be investigated before contract, I would price the identified work and keep a smaller pot for surprises. If access remains restricted, I would want a distinct existing-condition allowance rather than assume the cheapest quote is complete. What evidence would you ask the surveyor and contractors to provide?

 

[planTheWorkshop]

Before choosing a contingency percentage, put every quote onto one exclusions schedule. Ask who pays for opening and reinstating walls, damaged substrates after flooring removal, inaccessible plumbing, moisture remediation, electrical replacement beyond testing, permits, protection of common areas and disposal. Also ask the building management what work hours, access arrangements and approvals apply. Otherwise the cheapest quote may simply have moved more risk back to you.

 

[room.new]

The useful outcome is a firm programme and price, but a larger contingency cannot provide either when approvals or procurement are unresolved. For example, money held back for surprises will not stop the bathrooms being delayed if the selected sanitaryware is ordered after demolition.

I would ask each contractor for one sequence covering surveys, building approval, selective opening, service inspections, orders and installation. If a wall is being changed, get its status confirmed before fixing the contract sum. Where management permits it, opening a small plumbing access point before appointment could turn an unknown into a priced item; if that cannot be done, the quote should state clearly who carries that risk.