Quick Answer
A Category A office fit-out delivers a commercial space to a base-build ready condition with raised access flooring, suspended ceilings, MEP services to floor plate level and finished common areas, but no tenant-specific partitions, branding or furniture. A Category B fit-out takes that Category A space and transforms it into a fully operational, branded workplace, including partitioning, joinery, lighting design, data and AV cabling, decorative finishes and furniture. In Dubai, Category A is typically delivered by the landlord or developer, and Category B is commissioned by the tenant. Cat A fit-outs in Dubai range from AED 300 to AED 500 per square foot, while Cat B fit-outs range from AED 500 to AED 1,500 per square foot depending on specification, location and MEP complexity.
Understanding Office Fit-Out Categories in Dubai
Office fit-out in Dubai follows a tiered handover convention inherited from British commercial property practice and adapted to UAE building regulations. The three core conditions every tenant should understand are shell and core, Category A and Category B. Each one represents a defined stage of completion and a clear allocation of responsibility between landlord and tenant.
For any business taking a new lease in DIFC, Business Bay, Sheikh Zayed Road, JLT or any of Dubai’s other commercial districts, knowing which category you are receiving and which category you need to commission is the first commercial decision that shapes your budget, your programme and your final workspace. Kat Black Design Studio’s office fit out Dubai team delivers Category A and Category B works across all Dubai commercial markets, and the distinction below is the one we walk every new client through at the initial consultation.
What is Shell and Core?
Shell and core is the most basic delivery condition for a commercial office space in Dubai. It refers to a building or floor plate that has been constructed to a structurally complete state but contains no internal fit-out beyond the structural slab, perimeter walls, the building core and primary vertical services.
A shell and core handover typically includes the structural floor and ceiling slab, perimeter glazing and external walls, the lift and stair cores, the building’s main MEP risers and primary service runs, and the toilet core in unfinished condition. It does not include raised access flooring, suspended ceilings, finished MEP services to floor plate level, lighting, fire detection at the floor plate, or any internal partitions.
Shell and core meaning in construction is simple: it is the building with no interior. A tenant receiving a shell and core space is responsible for the full Category A and Category B fit-out, which is the most expensive route into a Dubai office. Shell and core leases are typical for whole-floor or multi-floor tenants in new towers, where the additional cost is offset by complete design control and a longer lease term.
What is a Category A Fit-Out?
A Category A fit-out, often written as Cat A fit-out, is the base-build ready condition that landlords and developers typically deliver to commercial tenants in Dubai. It transforms a shell and core space into a complete but unbranded floor plate that is ready to receive the tenant’s own Category B works.
What a Category A Fit-Out Includes
A standard Category A scope across Dubai’s commercial market covers the following elements:
- Raised access flooring across the full floor plate, providing a continuous level surface above the structural slab and a service plenum below
- Suspended ceiling grid and tiles throughout, set to the building’s standard finished ceiling height
- Mechanical and electrical services distributed to floor plate level, including HVAC ducts and diffusers, sprinkler systems, fire detection and base-specification lighting
- Toilet cores and tea points completed to the building’s base finish specification
- Common area, lift lobby and reception finishes completed to base specification
- Main electrical distribution board and metering established at the tenant’s incoming point
- Painted plasterboard perimeter walls
A Category A space looks like an empty, finished open-plan floor. The ceiling, floor and lighting are in place. The MEP services are live. What it does not contain is any tenant-specific design: no partition walls, no meeting rooms, no reception desk, no bespoke joinery, no data cabling to workstation positions, no audio-visual installations, no furniture and no branded elements.
Who Pays for Category A in Dubai?
In the majority of Dubai commercial leases, the landlord delivers Category A condition as part of the rent. This is the market standard for grade A office towers in DIFC, Business Bay, ICD Brookfield Place, Emaar Square and similar developments. The tenant then commissions the Category B fit-out at their own cost. Some landlords offer rent-free periods or fit-out contributions to offset the tenant’s Cat B spend, particularly on longer lease terms.
What is a Category B Fit-Out?
A Category B fit-out, also written as Cat B fit-out, is the tenant-commissioned transformation of a Category A space into a fully operational, furnished and branded workplace. This is the design-led, commercially intensive stage of the fit-out process, and it is where the business’s identity, ways of working and brand are physically built into the space.
What a Category B Fit-Out Includes
A complete Category B scope at Kat Black Design Studio covers:
- Full space planning and floor layout, including open-plan workstations, private offices, meeting rooms, boardrooms, breakout spaces, phone booths and reception
- Demountable full-height and half-height glazed and solid partitions, with acoustic seals and integral blinds where required
- Bespoke joinery: reception desk, storage walls, kitchen and tea point cabinetry, boardroom credenzas and server room fitments
- Feature lighting and lighting design, including suspended linear lighting, decorative pendants and accent lighting in reception and executive areas
- Modifications to the Category A ceiling grid to accommodate the fitted layout, plus feature ceiling elements such as acoustic baffles and timber slat panels
- Additional MEP works to serve the new layout, including new electrical circuits, HVAC modifications, fire detection extensions and additional plumbing for staff kitchens
- Premium flooring upgrades in reception, boardroom and executive areas, typically luxury vinyl tile, engineered timber or large-format porcelain
- All data, AV and power cabling to workstations, meeting rooms and reception
- Meeting room AV systems, video-conference integration, room booking panels and reception display screens
- Wall finishes, decorative materials, soft furnishings and branding elements
- Full furniture procurement, delivery, installation and positioning
- All DEWA approvals and Dubai Municipality permits
A finished Category B space is a working office. The day after handover, your team walks in, plugs in and starts trading.
Category A+: The Middle Ground
You may encounter the term Category A+ in the Dubai market. A Cat A+ fit-out is a landlord-enhanced version of Category A that includes some Cat B elements, typically meeting rooms, basic furniture, a tea point and lighting, intended to attract tenants looking for plug-and-play space without commissioning a full Cat B fit-out. Cat A+ is most common in flexible workspace, smaller leasable units in business centres and serviced office buildings.
Category A vs Category B: The Direct Comparison
The core difference is one of completeness and control. A Category A fit-out delivers infrastructure. A Category B fit-out delivers a working office.
| Element | Category A | Category B |
| Raised access flooring | Included | Carried over from Cat A |
| Suspended ceiling | Included to base spec | Modified for layout, features added |
| MEP to floor plate | Included | Extended to serve fitted layout |
| Base lighting | Included | Upgraded and supplemented with design lighting |
| Partitions and rooms | Not included | Full scope |
| Reception desk and joinery | Not included | Bespoke, included |
| Data and AV cabling | Not included | Full scope |
| Furniture | Not included | Full procurement and install |
| Branding and finishes | Not included | Full scope |
| Typical paying party | Landlord | Tenant |
| Typical cost (AED per sq ft) | 300 to 500 | 500 to 1,500 |
Office Fit-Out Cost in Dubai: Cat A vs Cat B
Office fit-out costs in Dubai vary by category, specification level and the specific MEP complexity of the floor plate being fitted. The figures below reflect 2026 Dubai market rates for completed projects and include design, MEP, partitioning, ceiling, flooring, joinery, AV, furniture and project management within the relevant scope.
Office Fit-Out Cost Per Square Foot, Dubai 2026
- Category A fit-out: AED 300 to AED 500 per square foot
- Standard Category B fit-out: AED 500 to AED 800 per square foot
- High-specification Category B fit-out: AED 800 to AED 1,200 per square foot
- Luxury or bespoke Category B fit-out: AED 1,200 to AED 1,500+ per square foot
- Full shell to Category B turnkey: AED 800 to AED 1,500+ per square foot
Office Fit-Out Cost Per Square Metre, Dubai 2026
For tenants accustomed to metric quotations, particularly those reporting to international finance teams:
- Category A fit-out: AED 3,200 to AED 5,400 per square metre
- Standard Category B fit-out: AED 5,400 to AED 8,600 per square metre
- High-specification Category B fit-out: AED 8,600 to AED 12,900 per square metre
- Luxury Category B fit-out: AED 12,900 to AED 16,000+ per square metre
What Drives Cost Variation
The largest cost drivers within a Category B scope are bespoke joinery, custom partitions with frameless glass and structural silicone glazing, premium flooring such as engineered timber and large-format porcelain, AV technology specification, the depth and quality of furniture, and the MEP complexity introduced by atypical layouts. Location matters too: DIFC and Downtown Dubai fit-outs typically run 20 to 25 per cent above identical specifications in JLT or Dubai Internet City, driven by stricter landlord design codes, tighter authority approval processes and constrained logistics access in dense tower clusters.
Office Fit-Out Timelines in Dubai
A realistic programme for a Dubai office fit-out depends on the scale and specification of the works, and on whether the tenant is starting from Category A or shell and core.
- Small Category B fit-out, under 5,000 sq ft, standard specification: 6 to 8 weeks
- Medium Category B fit-out, 5,000 to 15,000 sq ft, standard to high specification: 8 to 14 weeks
- Large Category B fit-out, over 15,000 sq ft, high or luxury specification: 14 to 20 weeks
- Full shell to Category B turnkey: add 4 to 6 weeks to the Cat B programme
- DEWA approval lead time: 2 to 4 weeks, typically run in parallel with design
The fit-out period meaning, in lease terms, is the rent-free window the landlord grants the tenant to complete works before paid occupancy begins. Negotiating a realistic fit-out period that aligns with the actual programme above is one of the most commercially important steps in any new lease.
DEWA Compliance and Authority Approvals
Every commercial office fit-out in Dubai is a regulated activity. The compliance regime is non-negotiable, and the timeline implications of missing a step are significant.
DEWA approval is mandatory for all electrical installations. New circuits, lighting modifications and any MEP changes introduced during Cat B works must be designed and installed by DEWA-licensed contractors and signed off by DEWA before the installation is energised. The official DEWA guidance is available at dewa.gov.ae.
Dubai Municipality issues the fit-out permit for the works themselves. Building drawings, structural calculations where relevant and method statements are submitted before works commence.
Dubai Civil Defence (DCD) approval is required for any modifications affecting fire detection, fire suppression, emergency lighting and means of escape, which covers virtually every Cat B fit-out involving partition changes.
Free zone authorities have their own approval processes that run in addition to the above. DIFC tenants submit through the DIFC Authority. DMCC tenants submit through DMCC. Tenants in TECOM-managed free zones (Dubai Internet City, Dubai Media City, Dubai Studio City) submit through Trakhees. Each authority has its own drawing standards, submission portals and fee structures.
Landlord approval sits on top of all of this. Building management companies issue method statements, working hours restrictions, lift bookings, deliveries protocols and a deposit refundable on satisfactory handover. Larger landlords in DIFC and Downtown Dubai have particularly strict design codes governing reception finishes, ceiling heights at the perimeter and façade treatment visible from the exterior.
Kat Black Design Studio manages every one of these approval streams on the client’s behalf as part of every commercial fit out Dubai commission. Clients do not engage with the regulatory process directly.
Turnkey Fit-Out Meaning Explained
A turnkey fit-out is a single-contract arrangement where one provider takes the project from initial brief through to final handover, covering design, drawings, regulatory approvals, fit-out execution, furniture, AV, snagging and the client’s first day of occupation. The term refers to the moment of handover: the client turns the key, walks in and operates.
Kat Black Design Studio’s turnkey interior solutions Dubai model applies the same single-point accountability to office fit-outs. Rather than the tenant coordinating separate designers, MEP contractors, joinery shops, furniture suppliers and AV installers, one studio owns the full programme. The complexity and the risk transfer from client to studio, which is the entire commercial logic of the turnkey model.
How to Decide Which Category You Need
The decision is rarely about preference. It is dictated by the condition in which the landlord is delivering the space and the lease commercial terms.
Ask three questions before any design work begins:
- What condition is the space being handed over in? Request the heads of terms and the technical handover schedule in writing. The lease should specify shell and core, Category A or Category A+ explicitly.
- What is the fit-out period and lease term? A 5-year lease with a 12-week fit-out period and a Category A handover supports a meaningful Category B investment. A 2-year lease with a 4-week fit-out period and a shell and core handover does not, and the lease should be renegotiated or rejected.
- What is the dilapidations position at lease end? Some Dubai landlords require the tenant to restore the space to Cat A condition at lease end. This is a significant cost that should be modelled into the Cat B specification from day one. The Royal Institution of Chartered Surveyors publishes commercial dilapidations guidance at rics.org that is widely referenced in UAE practice.
For most tenants in DIFC, Business Bay, Sheikh Zayed Road and JLT, the situation is straightforward: the landlord delivers Cat A, the tenant commissions Cat B. The strategic decisions sit within the Cat B brief itself, around specification level, branding, technology integration and furniture quality.
Why Choose Kat Black Design Studio for Your Office Fit-Out
Kat Black Design Studio delivers Category A and Category B office fit-out across Dubai under a single contract with one project manager from brief to handover. Our office interior design Dubai and fit-out teams sit within the same studio, which means design intent translates directly into built reality without the loss of detail that occurs when separate design and contracting practices hand work to one another.
Our credentials in the Dubai commercial market are specific:
- Completed Category B fit-outs across DIFC, Business Bay, Sheikh Zayed Road, JLT and Al Quoz
- DEWA-licensed MEP contractor relationships and managed submission processes
- Dubai Municipality, DCD, DIFC Authority, DMCC and Trakhees approval management on every relevant project
- Material specifications with Cosentino, Poliform, Boffi and Mafi adapted for UAE climate tolerances
- AV and smart office integration with KNX, Crestron, Lutron and Savant
- British-standard design professionalism calibrated to GCC and international expatriate client expectations
- Single project manager as the client’s consistent point of contact from first consultation to handover
Every commission begins with a free consultation at your office space. A senior designer and project manager attend, conduct the base-build survey, agree the brief and confirm the programme against your lease commencement date. A written scope summary is issued within 48 hours.
Request a Free Consultation
Kat Black Design Studio has delivered Category A and Category B office fit-out across DIFC, Business Bay, Sheikh Zayed Road, JLT and Al Quoz, on programmes tied to client lease commencement dates and to specifications that meet the expectations of Dubai’s most discerning commercial tenants. If you are evaluating an office space, negotiating heads of terms or preparing to commission your Cat B fit-out,
