Premium hotel fitout + renovation for Dubai luxury, boutique, business hotels. Phased rollouts keep hotel operational during work. Fixed-price from AED 500/sqft. DM + DCD + Foodwatch approvals included. 100+ hotel rooms delivered.
After 100+ hotel projects, we've documented the operational + brand standard issues that plague hotel fitouts.
Hotel chains have detailed brand books with strict tolerances. Most fitout contractors get 70-85% compliance — fails brand audits. We achieve 99%+ compliance through detailed brand standards review + execution by trained team.
Most contractors work full floor closures, blocking guest access for weeks. We design phased fitouts (room by room, floor by floor) that minimize occupancy disruption.
Hotel-grade FF&E (furniture, fixtures, equipment) often takes 6-9 months. Most fitouts don't plan procurement timing. We start procurement Day 1, parallel manufacturing, synchronized handover.
Hotels have complex existing MEP. Most contractors damage existing systems during renovation. We do detailed MEP survey + coordination drawings before any work begins.
Same project, two very different outcomes. Here's exactly how our service compares to the industry standard.
| What You Get | First Unicorn Hospitality | 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 hotel fitout | ✓ Premium materials + expert craftsmanship | ✗ Standard materials, generic execution |
| Construction Coordination | ✓ 70% fewer site issues vs industry | ✗ Frequent change orders + RFIs |
Hotel fitouts are operational projects, not decoration projects.
10-20 rooms at a time. Hotel stays operational. Typically 0% revenue loss vs full closure.
Detailed brand book review + trained execution team. Pass brand audits first time.
DM + DCD + Foodwatch (for F&B) + DTCM (for hotel licensing). Handled in-house.
FF&E procurement starts Day 1, parallel manufacturing, synchronized to handover dates.
Detailed MEP survey + coordination before work. Prevents damage to existing systems.
We understand back-of-house, housekeeping flow, F&B operations, security, brand standards.
Industry std is 1 year. We back hotel fitouts for 3 years — covers heaviest first-3-year usage.
Free 90-min session: brand audit, operational requirements, phasing strategy. Pay only when you commit.
Three packages from boutique to flagship 5-star.
Phased rollout process refined across 100+ hotel rooms.
Free site visit, brand book review, operational requirements, phasing strategy, target dates.
3 concepts, 3D rooms walkthrough, brand book compliance review, sample rooms approved before scaling.
Final selections, FF&E procurement starts (parallel manufacturing), MEP coordination drawings.
First sample room built and approved by brand. Adjustments before scaling. Critical for brand compliance.
10-20 rooms per phase. Hotel stays operational. Floor by floor execution. Daily QC.
Lobby, F&B, spa final phases. Phased reopening. 3-year warranty active.
Every part of a luxury hotel.
Single, double, twin room fitouts
Junior, executive, presidential suites
Reception, lounges, concierge, signature spaces
Fine dining, all-day dining, bars (with Foodwatch)
Sky bars, lobby bars, premium lounges
Treatment rooms, hammams, fitness, pools
Ballrooms, meeting rooms, breakout spaces
Lobby cafes, signature patisseries
Staff areas, kitchens, laundry, housekeeping
Smaller properties with distinctive character
Long-stay branded residences
Historic properties with preservation requirements
Six recent hospitality projects.
12 hotel suites fitted out in Bluewaters boutique hotel: marble bathrooms, premium AV, smart climate, branded environment. Identical execution across all 12 suites.
30 deluxe room fitouts in 5-star Downtown property: custom joinery, marble accents, smart room control, blackout shades, premium linens. 8-week delivery batch.
Boutique hotel lobby fitout: marble feature wall, designer reception desk, lounge seating, statement chandelier, brand-integrated graphics. Dramatic first impression.
Hotel signature restaurant: 120 covers, open kitchen showcase, premium bar, intimate banquettes, dramatic lighting. Foodwatch + DCD + DM approved 6 weeks.
Presidential suite fitout: 2,000 sqft suite with private dining, butler kitchen, walk-in dressing, ultra-luxury bathroom, panoramic Dubai views. Custom everywhere.
Hotel spa wing: 8 treatment rooms, hydrotherapy zone, vitality pool area, relaxation lounge, private cabanas. DHA medical wellness compliant.
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.
4.9/5 from 127 reviews.
"Our 200-room property renovation was completed without ANY operational closure. Phased rollouts of 15 rooms at a time meant we maintained 85%+ occupancy throughout. Saved us AED 30M in lost revenue."
"Brand compliance audit passed first time. Our chain's standards are notoriously strict. First Unicorn delivered 99%+ compliance across all 80 rooms. Zero rework required."
"Heritage hotel restoration with preservation requirements. First Unicorn handled the complexity beautifully — modern guest experience while preserving original character. Two-year project delivered on schedule."
Transparent track record. Updated quarterly. No marketing fluff — just numbers.
15 most common.
Hotel fitout in Dubai typically ranges from AED 500/sqft (standard refresh) to AED 4,000+/sqft (flagship luxury). Pricing per room varies: standard rooms AED 200-500K, suites AED 600K-2M, presidential suites AED 2M+. Public spaces (lobbies, F&B) priced separately.
Yes — phased rollouts are our specialty. Typically 10-20 rooms per phase. Hotel maintains 70-90% occupancy throughout. Our 100+ room track record shows 0% operational closure rate. Saves significant revenue vs full closure.
Yes — we work with all major chains: Marriott, Hilton, Hyatt, IHG, Accor, Four Seasons, Mandarin Oriental, Rosewood, etc. We achieve 99%+ brand standard compliance through detailed brand book review and trained execution.
Sample room: 4-5 weeks (critical for brand approval). Then 10-20 rooms per 4-6 week phase. 100-room hotel: typically 6-9 months. 200-room: 9-15 months. Depends on phasing strategy and brand standards complexity.
Yes — DM (fitout permits), DCD (fire safety), Foodwatch (F&B), DTCM (hotel licensing). All handled in-house. Critical for hotel re-opening.
Yes — extensive FF&E procurement experience. We work directly with hotel-grade suppliers in Italy, UK, Germany, Spain, Turkey, China. Lead time management is critical — we start procurement Day 1.
Yes — luxury hotels need marble bathrooms, custom joinery, bespoke headboards. Our partner workshops in UAE + Italy manufacture custom in 8-12 weeks. Premium imports sourced as needed.
Yes — smart room integration. RCU (room control unit), HSIA WiFi, IPTV, key card systems, climate control, lighting scenes, valet/DND/MUR controls. All major systems supported.
Yes — hotel F&B is our specialty subset. Fine dining, all-day dining, sky bars, lobby bars. Foodwatch-compliant kitchen design. Brand-aligned F&B concepts.
Yes — treatment rooms, hammams, hydrotherapy, vichy showers, salt rooms, fitness, pools. Specialty spa MEP design for high humidity + chemical resistance.
Yes — back-of-house is critical for hotel operations. Kitchens, laundry, housekeeping, staff areas, loading bays. Often coordinated with front-of-house renovation.
Yes — heritage properties need preservation specialty. We work with conservation requirements, period detailing, modern services discreetly integrated. Multiple Old Dubai heritage projects.
Yes — full as-built drawings (architectural + MEP + electrical + plumbing + IT) provided. Critical for ongoing FM, future modifications, brand audits.
3-year warranty — significantly longer than 1-year industry. Critical during heavy first-3-year usage when issues surface.
WhatsApp us at +971 58 565 8002 with hotel details — brand, room count, phasing requirements, target dates. We'll arrange a free hotel brief workshop within 48 hours.
Free hotel brief, free 3D, fixed-price quote in 48 hours. 100+ rooms delivered. Phased rollouts as specialty.
