Fixed-price building construction (g+10) for Yas Island homes — from AED 8,960,000. Aldar community approvals handled in-house. Free 3D design. 3-year warranty across 800+ Dubai projects.
Quick Answer · Yas Island
Building a G+10 in Yas Island costs roughly AED 400–880 per sqft of built-up area for residential and AED 510–680 for commercial — typically AED 15–40M+ depending on floors, basement and façade — and takes 18–30 months plus design and approvals. In Dubai a Grade-1 contractor is required above G+4. Structure is ~30-35% of cost, MEP ~20-25%, finishes ~25-30%. Built under FIDIC with mandatory milestone inspections to the Building Completion Certificate. Fixed price from a real BOQ.
After 800+ Dubai projects we see the same problems in Yas Island again and again. Here's what goes wrong — and how we fix every one.
A developer is buying risk transfer, not concrete. We carry it with a graded classification, a real programme, and the cashflow discipline a multi-year build needs.
Above G+4 in Dubai you must use a Grade-1 building contractor — the grade lives in the engineers' credentials, not a claim. We hold the classification your category requires and put the certificate on the table.
the Department of Municipalities & Transport (DMT, via TAMM), ADDC, Civil Defence and telecom NOCs run in parallel from day one, and we mobilise only on clash-detected MEP/structure drawings — the #1 cause of authority rework, engineered out.
A long build is won or lost on the commercial machinery. We run monthly IPCs on measured work, disciplined variation and extension-of-time records, and FIDIC administration that protects both sides.
Same project, two very different outcomes. Here's exactly how our service compares to the industry standard.
| What You Get | First Unicorn Interiors | Typical Dubai Provider |
|---|---|---|
| Pricing Model | ✓ Fixed price quoted upfront | ✗ Hourly billing or % of build cost |
| First-Time Quality | ✓ 98% pass first review/inspection | ✗ 40-60% industry average |
| Turnaround Time | ✓ Industry-leading delivery time | ✗ 2-3x slower typical |
| Authority Approvals | ✓ All handled in-house | ✗ Charged extra, often outsourced |
| Community NOCs | ✓ All included in package | ✗ Charged AED 5K-15K per NOC extra |
| Same Team End-to-End | ✓ Yes — single point of accountability | ✗ Hand-off to multiple teams |
| Warranty | ✓ 3-year warranty on all work | ✗ 1 year industry standard |
| Response Time | ✓ 60 minutes during business hours | ✗ 1-3 business days typical |
| Free Consultation + Site Visit | ✓ Yes, free anywhere in Dubai | ✗ AED 2,500-5,000 typical fee |
| Revisions & Resubmissions | ✓ Unlimited revisions included | ✗ Usually 2 rounds, then charged extra |
| Quality of building construction (g+10) | ✓ Premium materials + expert craftsmanship | ✗ Standard materials, generic execution |
| Construction Coordination | ✓ 70% fewer site issues vs industry | ✗ Frequent change orders + RFIs |
Building Construction (G+10) done right in Yas Island is about community know-how, the right materials, and one accountable team. Here's how we deliver.
We hold the contractor classification your category requires — in Dubai, Grade 1 is mandatory above G+4. Certificate and the DM-certified engineers behind it, on request.
the Department of Municipalities & Transport (DMT, via TAMM) permit via the building-permit system, Yas Island authority NOC, ADDC, and Civil Defence (pressurised stairs, fire pumps, alarms) secured in parallel — DCD treated as a day-one workstream.
Piled foundations, cores, transfer slabs and a fast, repeatable floor-plate cycle — passing the mandatory foundation, ground-slab and roof-slab inspections.
Priced line-by-line (structure ~30-35%, MEP ~20-25%, façade, lifts, finishes), run on FIDIC with monthly IPCs, retention and transparent variations.
Built to the structural code and the mandatory Estidama Pearl Rating standard — energy, water and façade performance designed in.
Design, structure, MEP, façade and fit-out to the Building Completion Certificate and occupancy — one team, one programme, defects-liability backed.
Transparent Yas Island pricing across three tiers. All include free 3D design, community NOC handling and a 3-year warranty.
A proven process refined across 800+ Dubai projects, tuned to Yas Island's community and approval requirements.
We confirm zoning, massing and the classification your Yas Island building needs, and build a real line-by-line BOQ.
Architectural, structural, MEP and façade design — fully clash-detected — 3D, Estidama Pearl Rating compliance and a fixed quote.
the Department of Municipalities & Transport (DMT, via TAMM) building permit, Yas Island authority NOC, ADDC and Civil Defence (DCD) approvals secured in parallel.
Piling, raft, basement, then the floor-by-floor RC frame cycle — milestone structural inspections passed at each gate.
Envelope, full MEP, vertical transport, finishes, then testing, Civil Defence sign-off, ADDC connection and the Building Completion Certificate.
Yas Island is a Aldar community in Abu Dhabi, governed by Department of Municipalities & Transport (DMT) + Abu Dhabi Civil Defence. Here's exactly what your project needs.
Aldar — Yas Island, Abu Dhabi.
Department of Municipalities & Transport (DMT) + Abu Dhabi Civil Defence.
AED DMT (TAMM) schedule — paid to the authority, never marked up by us.
Residential building, Mixed-use building, Hospitality building.
BUA 40,000–250,000 · fast-growing island
Abu Dhabi's fast-growing leisure-and-residential island; mid-rise residential and mixed-use buildings via DMT with the Estidama Pearl layer.
We handle all of it in-house — NOC processing, building permits and municipality approvals for Yas Island.
Yas Island is governed by Department of Municipalities & Transport (DMT) + Abu Dhabi Civil Defence. We secure every approval for you, in parallel, before work starts.
All standard residential + commercial permits
JVT, JVC, Sports City, IMPZ + extensions
Palm Jumeirah, Waterfront, freehold zones
Fire safety NOCs for commercial + residential
Electrical + plumbing approvals + connections
Palm, Jumeirah Park, Garden Homes
Arabian Ranches, Emirates Hills, Dubai Hills
Community design committee approvals
City Walk, Bluewaters, Madinat Jumeirah Living
DAMAC Hills, AKOYA, Trump Estates
F&B + restaurant approvals
JAFZA, DIFC, DMCC, ADGM, DSO, DIC
Real building construction (g+10) work delivered in and around Yas Island — fixed price, community-approved, warrantied.
Building Construction (G+10) delivered in Yas Island — fixed price, Aldar community approvals handled, 3-year warranty.
Building Construction (G+10) delivered in Yas Island — fixed price, Aldar community approvals handled, 3-year warranty.
Building Construction (G+10) delivered in Yas Island — fixed price, Aldar community approvals handled, 3-year warranty.
Building Construction (G+10) delivered in Yas Island — fixed price, Aldar community approvals handled, 3-year warranty.
Building Construction (G+10) delivered in Yas Island — fixed price, Aldar community approvals handled, 3-year warranty.
Building Construction (G+10) delivered in Yas Island — fixed price, Aldar community approvals handled, 3-year warranty.
Get an instant estimate based on your project specifics. For exact quote, request a free consultation — we respond in 60 minutes.
Inputs below give a rough estimate. WhatsApp us for exact fixed-price quote.
Indicative for Yas Island · fixed quote after free visit
Real stages and finishes from building construction (g+10) work delivered in and around Yas Island.
4.9/5 from 127 verified Google reviews. A few from recent projects in this community.
"They renovated our Yas Island villa start to finish — design, the Aldar community NOC, the build, all of it. Fixed price held exactly. Best decision we made."
"Got three quotes for our building construction (g+10) in Yas Island. First Unicorn were the only ones who understood the local rules and gave a real fixed price. Delivered on the promised date."
"The 3D design sold the whole family. What they showed us is exactly what we got. Quality and finish in our Yas Island home is genuinely premium."
Transparent track record. Updated quarterly. No marketing fluff — just numbers.
The questions Yas Island owners ask most. Don't see yours? WhatsApp us — answered within 60 minutes.
Apartment buildings run roughly AED 400–880 per sqft of built-up area and commercial buildings AED 510–680, so a G+10 typically lands in the AED 15–40M+ range depending on floors, basement and façade. We quote fixed from a real BOQ; structure is ~30-35%, MEP ~20-25%, finishes ~25-30%.
In Dubai, a Grade-1 building-contracting classification is required for buildings above G+4, and the grade is earned through DM-certified engineers. Other emirates use their own category system (e.g. Abu Dhabi's DMT categories). We hold the classification your category requires and provide the certificate.
Typically 18–30 months depending on floors, basement depth and façade complexity, plus 2–4 months of design and approvals up front. We provide a written programme with milestone dates and run monthly progress valuations.
the Department of Municipalities & Transport (DMT, via TAMM) building-permit approval plus the Yas Island authority NOC, ADDC, and Civil Defence (pressurised stairs, fire pumps, alarm/sprinkler coverage). Mandatory structural inspections at foundation, ground-slab and roof-slab stages. We handle the full chain in-house, in parallel.
Multi-storey work commonly runs on FIDIC (Red Book for build-only, Yellow for design-build). We administer interim payment certificates on measured progress, retention, variations and extension-of-time with proper records — the machinery that protects the programme and the budget.
Yes — the 2025 Dubai contracting law formalises JVs and turnkey contracts (with prior approval). We can JV with a graded partner to deliver a larger building, with clear accountability for each scope.
Yas Island is governed by Department of Municipalities & Transport (DMT) + Abu Dhabi Civil Defence. An approval/NOC (typically AED DMT (TAMM) schedule) is required before work starts. As Aldar's projects have specific rules, we prepare the submission to match — and handle the full approval in-house.
Yes — we regularly work on Yas Island properties including Residential building, Mixed-use building, Hospitality building. With plots typically BUA 40,000–250,000 sqft and villas around fast-growing island years old, we know exactly what these homes need and where the common issues are.
Before you build — the approvals you'll need:
Free design visit anywhere in Yas Island. Fixed price from AED 8,960,000. Aldar community NOC handled. 3-year warranty. 60-minute response.
