Most retail leases in new Abu Dhabi developments are delivered shell-and-core: walls, MEP risers, façade glazing and a power supply at the boundary. Everything else — flooring, ceiling, lighting, kitchen, FF&E, signage — is on the tenant. Operators routinely under-budget the fit-out because they price the obvious items (finishes, FF&E) and miss the embedded items (MEP distribution, façade treatment, permits, consultant fees, contingency). Here is what to budget for across each category, and how to build a realistic timeline.
Civil + finishes
Flooring, partitions, ceiling and painting costs depend on spec. Tile or vinyl is the cheap end; engineered timber, terrazzo or polished concrete is the high end. Specialty coffee and bakery operators often spend at the high end of the range because the customer-facing surfaces are part of the brand. Pharmacies and clinics usually spend in the middle of the range with higher-spec back-of-house surfaces. Budget a contingency on this line item — civil reworks during fit-out are the most common cost over-run.
MEP fit-out
AC distribution, electrical sub-distribution, lighting and plumbing extension make up the core MEP scope. F&B units add further scope for kitchen extract, grease trap and gas. The MEP scope assumes the landlord delivers shell-and-core risers and a stated load at the unit boundary; if the load is below your category requirement, upgrading it adds further cost. Confirm the delivered electrical load (kVA) and water/drainage capacity in writing before you commit.
Façade + signage
Internal façade treatment, entrance vestibule, external sign and illumination costs vary by size and brand spec. The external signage cost is highly brand-dependent — an illuminated sign with a 3D logo costs materially more than a flat printed one. Confirm the centre's signage specification (illumination type, mounting, dimensions) before commissioning your sign.
FF&E and equipment
Highly category-specific — a salon, a café, a pharmacy and a polyclinic each carry very different FF&E budgets, and equipment scope drives most of the variation. Get quotes against your actual equipment list rather than a generic FF&E allowance. The FF&E line item is where operators most often under-spec to fit a budget — and where the under-spec shows up first in customer experience.
Permits and consultants
Architect, MEP consultant, civil defence and municipality permit fees add up, and approvals take time — confirm the current timeline with each authority. F&B and clinics need additional licensing approvals (DOH for healthcare, ADAFSA for food) that add further time and consultant cost. Engage a local consultant familiar with the centre's authority workflow — using a generalist consultant on an unfamiliar centre is a common timeline killer.
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Soft costs and contingency
Project management, insurance, hoarding, snagging, opening-stock and pre-opening marketing all belong in the budget as a separate soft-cost line, alongside a contingency on the civil, MEP and FF&E scope. The single most common fit-out budgeting mistake is omitting the soft cost line entirely — it is real money and it shows up mid-project, not on day one.
Building a realistic timeline
A realistic fit-out timeline runs in sequence: design freeze, consultant onboarding and permit submission; civil and MEP first fix; civil second fix, MEP testing and ceiling close; finishes, lighting and façade; FF&E install, signage and snagging; then civil defence inspection, opening permit and soft launch. F&B and clinics typically need a longer version of this sequence with extended permit windows. Confirm a realistic sequence and duration with your contractor and consultant rather than compressing it to fit a target opening date.
What to negotiate in the lease
Confirm the fit-out grace period in writing. Push for a longer grace if your category needs civil defence approval (F&B, clinics). Confirm the signage zone in writing — verbal allocations evaporate. Confirm the delivered MEP load and water/drainage capacity, and the back-of-house access route for your fit-out contractor (loading, hoist, working hours). The lease should also clarify which authority approvals are landlord-supported and which are tenant-led, with timelines.
Building your total budget by category
Total fit-out budgets vary enormously by category — a specialty café, a pharmacy, a salon, a polyclinic and a casual dining concept each carry a different total. Build your own budget from at least two contractor quotes against the shell-and-core handover specification, rather than relying on a generic per-category figure. First-time operators should budget extra contingency for inefficiencies in design, contractor selection and project management.
How Mizn Avenue supports fit-out
Units at Mizn Avenue are delivered shell-and-core. Ask the leasing team for the delivered MEP load, the signage zone and the fit-out requirements for your category, and confirm what support is available for authority approvals and back-of-house contractor access. The fit-out grace period is negotiated at term-sheet stage based on category requirements.