Full apartment renovation
Original-specification apartments in early Marina towers
A large share of Marina stock is still on its original handover specification. These units let at a discount to refurbished comparables in the same tower, which is where the improvement opportunity sits.
- Area
- Dubai Marina
- Property type
- Apartment
- Indicative budget
- AED 250,000 – 500,000
- Indicative duration
- 12 – 18 weeks on site
Indicative figures only. Final cost requires a site inspection and a contractor quotation.
Opportunity summary
- Property type
- Apartment
- Typical property age
- Towers completed roughly between 2006 and 2012, largely on original developer specification
- Renovation scope
- Full renovation
- Indicative budget band
- AED 250k – 500k
- Indicative timeline
- 12 – 18 weeks on site
- Occupancy requirement
- Vacant required
- Main objective
- Bring an original 2006–2012 unit up to current rental and resale presentation
- Last reviewed
- 20 July 2026
Why this opportunity exists
Independent assessment
The opportunity here is presentation, not structure. Buildings of this vintage are generally sound, but original kitchens, sanitary ware and flooring date the unit against refurbished neighbours. The work is well understood by contractors who already operate in these towers, which reduces execution risk. It is a considered project rather than a quick cosmetic refresh, and it requires a vacant unit.
Existing condition
Original developer kitchens with laminate carcasses, first-generation sanitary ware, ceramic or worn engineered flooring, and lighting on a single circuit per room. Air-conditioning is usually functional but unbalanced.
Common limitations
- Closed kitchen layouts that separate the living space
- Small, poorly lit bathrooms with dated tiling
- Insufficient storage and no fitted joinery
- Lighting and switching that cannot be zoned
- Balcony finishes degraded by sun and humidity
When renovation may be worthwhile
Suitable when the unit is bought at a genuine discount to refurbished comparables in the same building, the owner can hold it vacant for the works, and the building itself is well managed.
When renovation may not be worthwhile
Less suitable where the purchase price already reflects a refurbished level, where the building has unresolved structural or service-charge problems, or where the owner needs rental income during the works.
Recommended work scope
Priorities reflect what typically has to be done for the objective to be met, not a fixed specification. A site inspection can move any item between categories.
Kitchen
Full kitchen replacement
EssentialNew carcasses, worktop, splashback, sink and appliance set. Opening the kitchen to the living space requires approval where the wall is structural.
Bathrooms
Bathroom refit
EssentialNew sanitary ware, tiling, vanity and shower enclosure, keeping the existing plumbing stack position.
Flooring
Replacement flooring throughout
EssentialRemoval of existing finish, substrate preparation and a consistent floor finish across living areas and bedrooms.
Painting and finishes
Full redecoration
EssentialCrack repair, skimming where required and repainting of walls, ceilings and joinery.
Lighting
Lighting and switching upgrade
RecommendedZoned circuits, recessed lighting to living areas and improved task lighting in kitchen and bathrooms.
Joinery and cabinetry
Fitted wardrobes and storage
RecommendedBuilt-in wardrobes to bedrooms and an entrance storage unit.
Doors and windows
Internal door replacement
OptionalNew internal doors, ironmongery and frames where the existing set is worn.
Air-conditioning
AC servicing and rebalancing
RecommendedDuct cleaning, grille replacement and rebalancing. Full plant replacement is rarely permitted at unit level.
Smart-home systems
Basic smart control
OptionalSmart thermostat, lighting control and door lock. Informational only — specification varies by building infrastructure.
Budget context
Three indicative levels for the same property type. They describe typical market ranges for comparable scopes — they are not offers, estimates or quotations.
Low / cosmetic
AED 180,000 – 250,000 — cosmetic level: flooring, paint, lighting, kitchen doors and worktop replaced rather than the full unit
Standard
AED 250,000 – 400,000 — full replacement of kitchen, bathrooms, flooring, lighting and joinery at a mid-range specification
Premium
AED 400,000 – 700,000 — imported stone, bespoke joinery, integrated appliances and full smart-home provision
Major cost drivers
- Unit size and number of bathrooms
- Whether the kitchen layout stays in place or moves
- Material specification, particularly stone and appliances
- Building access rules, working hours and lift booking charges
- Condition of concealed services once finishes are removed
Normally excluded
- Loose furniture, soft furnishings and styling
- Building management deposits, NOC and permit fees
- Owner-supplied appliances or imported materials
- Structural or façade works requiring developer approval
- Service charges and utilities during the works period
Contingency guidance
Hold 10–15 per cent of the agreed contract sum as contingency. Older buildings frequently reveal waterproofing or electrical issues once tiling and joinery are removed.
Authority approvals
Building management approval and contractor registration are required in almost all cases. Any change to layout, plumbing stack, electrical load or the façade normally needs developer or authority approval, which adds four to eight weeks.
Important: these ranges are indicative context only. A final cost can only be established through a physical inspection of the property and an itemised contractor quotation against an agreed scope of works.
Timeline and process
Durations are indicative and run partly in sequence. The site works figure quoted in the hero covers the execution stage only.
- Stage 1
Assessment
1 – 2 weeks
Site inspection, condition report and objective setting.
- Stage 2
Design and scope
2 – 4 weeks
Layout, finishes and a written scope of works.
- Stage 3
Quotation
1 – 2 weeks
Itemised contractor pricing against the same scope.
- Stage 4
Approvals
2 – 6 weeks
Developer or building management NOC where required.
- Stage 5
Execution
Varies by scope
Site works, inspections and snagging in stages.
- Stage 6
Inspection and handover
1 – 2 weeks
Defects list, rectification and final handover.
Possible improvement outcomes
Renovation can change how a property presents and performs. It does not guarantee any specific increase in value, rent or return — outcomes depend on the building, the wider market and execution quality.
- Improved resale presentation against original-specification comparables in the same tower
- Broader tenant appeal and potentially shorter void periods
- Better usability where storage and lighting are improved
- Lower maintenance burden once ageing sanitary ware and fittings are replaced
- Improved energy efficiency where lighting and AC controls are upgraded
Risks and considerations
Levels reflect how often these issues affect a scope of this type in Dubai, not a prediction for your specific property.
- High
Hidden defects
Waterproofing failures and ageing electrical work are common in this vintage and only appear once finishes are stripped.
- Medium
Approval delays
Layout or MEP changes require developer sign-off. Timelines vary by building management.
- Medium
Scope changes
Mid-project specification changes are the most common cause of overrun in this scope.
- Medium
Material lead times
Imported stone, joinery and specific appliance models can carry eight to twelve week lead times.
- Medium
Occupancy disruption
The unit must be vacant. Budget for lost rent across the full programme, not just site works.
- Low
Building restrictions
Working hours, lift access and waste removal rules in high-rise towers constrain the programme.
Material and finish options
Informational only. We do not sell materials and do not hold inventory; specification should be confirmed with your specialist.
| Category | Common options | Note |
|---|---|---|
| Flooring | Engineered timber, large-format porcelain, luxury vinyl tile | Porcelain performs best in humid coastal towers. |
| Stone | Quartz composite, sintered stone, natural marble | Quartz is the common mid-range worktop choice. |
| Sanitary ware | European mid-range, regional value ranges, designer imports | — |
| Cabinetry | Local joinery, imported flat-pack systems, bespoke fitted units | — |
| Lighting | Recessed LED, track systems, decorative pendants | — |
| Paint and wall finishes | Washable emulsion, microcement to wet areas, wall panelling | — |
Area and property context
Dubai Marina
A dense waterfront district of high-rise towers built around a man-made canal. It is one of Dubai's most liquid resale markets and a default choice for tenants working along Sheikh Zayed Road.
- Average price
- AED 1,750 / sq ft
- Average rent
- AED 95,000 / year (1BR)
- Gross yield
- 6% – 7%
Related projects in this area
Frequently asked questions
How accurate is the budget range?
The ranges shown are indicative bands based on comparable scopes in similar buildings. They are not quotations. Actual cost depends on the condition of the unit, the finish level you select and contractor availability at the time of tender.
Is a site inspection required?
Yes. No renovation budget can be confirmed without a physical inspection. Concealed services, substrate condition and existing MEP capacity are only visible on site.
Does renovation require building approval?
Cosmetic work usually needs only building management permission and a contractor registration. Anything touching layout, plumbing stacks, electrical loads or the façade normally requires a developer or authority approval, which adds time to the programme.
Can the property remain occupied?
This depends on the scope. Selected upgrades in one or two rooms can sometimes be phased around occupation. A full renovation involving kitchens, bathrooms or flooring normally requires a vacant unit.
How long does the work normally take?
The indicative duration shown covers site works only. Add the assessment, design, quotation and approval stages before it, which commonly take a further four to ten weeks.
How are contractors selected?
We introduce approved specialists who hold a valid trade licence, are registered to work in the relevant building type and have completed comparable scopes. You contract directly with them; we do not take a position in the works contract.
Are materials included in the estimate?
Indicative bands assume a mid-range material specification supplied by the contractor. Owner-supplied items, imported stone, specialist joinery and premium sanitary ware are commonly priced separately.
Can renovation improve resale or rental appeal?
Renovation can improve presentation, usability and rental appeal, and it may shorten time on market. It does not guarantee a specific increase in value or rent — outcomes depend on the building, the wider market and how the work is executed.
Request a renovation assessment
Tell us about the property you own or are considering. We review the scope with you and connect you to one suitable approved specialist.
- An initial review of the likely scope of works
- Budget and timeline context for your property type and area
- An introduction to one suitable approved specialist
- No spam, no data selling, no listing broadcasts
We do not provide quotations online. Any figure discussed before inspection is indicative.