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 by 30–40% because they price the obvious items (finishes, FF&E) and miss the embedded items (MEP distribution, façade treatment, permits, consultant fees, contingency). Here are realistic 2026 ranges in AED per m² across each category, plus the timeline you need.
Civil + finishes
Flooring, partitions, ceiling, painting: AED 600–1,200/m² depending 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 at least 10% 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, plumbing extension: AED 800–1,500/m². F&B units add another AED 600–1,200/m² 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, the upgrade cost can add a further AED 100–250/m². 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: AED 60,000–250,000 per unit depending on size and brand spec. The external signage cost is highly brand-dependent — a backlit illuminated sign with a 3D logo can be AED 80,000+ alone. Confirm the centre's signage specification (illumination type, mounting, dimensions) before commissioning your sign.
FF&E and equipment
Highly category-specific. A salon: AED 150–400k. A 60-seat café: AED 350–700k. A pharmacy: AED 400k–1m including dispensary fit-out. A polyclinic: AED 800k–2.5m depending on equipment scope. Specialty coffee: AED 250–500k for a high-spec espresso programme. 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, municipality permits: AED 50–150k all-in. Budget 8–12 weeks for approvals. F&B and clinics need additional licensing approvals (DOH for healthcare, ADAFSA for food) that add 4–8 weeks and AED 20–60k of additional consultant time. 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, pre-opening marketing: budget AED 80–200/m² aggregated. Contingency: 10–15% on the civil + MEP scope, 5–10% on FF&E. The single most common fit-out budgeting mistake is omitting the soft cost line entirely — it is real money and it shows up at week 6, not week 1.
The 9-week realistic timeline
Week 1–2: design freeze, consultant onboarding, permit submission. Week 3–4: civil and MEP first fix in parallel. Week 5–6: civil second fix, MEP testing, ceiling close. Week 7: finishes, lighting, façade. Week 8: FF&E install, signage, snagging. Week 9: civil defence inspection, opening permit, soft launch. F&B and clinics typically run a 12-week version of this with extended permit windows. Anything compressed below 8 weeks for a standard retail unit usually compromises civil quality.
What to negotiate in the lease
A 30–60 day fit-out grace period is standard. Push for a slightly 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.
Total budget bands by category
Specialty café 100 m²: AED 1.0–1.6m all-in. Pharmacy 120 m²: AED 1.2–2.0m all-in. Salon 90 m²: AED 0.7–1.2m all-in. Polyclinic 350 m²: AED 3.5–7.5m all-in. Casual dining 180 m²: AED 1.8–3.2m all-in. These ranges are based on UAE-experienced operator brand specs as of 2026 — first-time operators typically run 15–25% higher because of inefficiencies in design, contractor selection and contingency management.
How Mizn Avenue supports fit-out
Mizn Avenue delivers true shell-and-core with documented MEP loads, signage zones drawn on the lease, and a centre fit-out manual that pre-clears finishes, signage and façade options. The on-site leasing team coordinates the back-of-house access for tenant fit-out contractors and supports the authority approval workflow. The fit-out grace period is negotiated at term-sheet stage based on category requirements.