9 min read · Updated 2026-08-05
Owners comparing renovation bids in Dubai often face two models: a fixed price locked after survey, or an open / approximate estimate that moves as works unfold. This decision guide explains the trade-offs so you appoint with eyes open.
Side-by-side comparison
| Factor | Fixed price after survey | Open estimate |
|---|---|---|
| Budget certainty | High if scope frozen | Low — moves with variations |
| Scope honesty | Forced before start | Often deferred |
| Owner risk | Change-orders only | Labour/material drift |
| Best for | Full villa / apartment turnkeys | Early concept only |
| Red flag | Fixed price with no exclusions list | AED/sq.ft only, no BOQ |
What “fixed price after survey” actually means
The contractor measures the property, freezes scope in a BOQ, lists inclusions and exclusions, and commits to a number. Variations only apply when you change scope or latent conditions appear outside survey assumptions — and those should be written, not verbal.
What “open estimate” usually means
A ballpark based on sq.ft or photo walkthroughs. Materials, labour hours and “unforeseen” items stay flexible. Useful for very early budgeting — dangerous as a contract for full turnkeys.
When an open estimate can still make sense
Concept-stage budgeting before design freeze, or highly uncertain structural discovery phases with explicit provisional sums. Even then, convert to fixed price before main strip-out.
How Unicorn Renovations works
Free site visit → fixed-price proposal typically within about 48 hours of survey → written exclusions → daily WhatsApp updates during build. See our cost index for planning bands only.