How the sqm calculation works
Dubai providers commonly quote built-up area in square feet, so the calculator converts square metres using 1 sqm = 10.7639 sq ft. It first calculates AED 0.50–1.50 per sq ft (about AED 5.38–16.15 per sqm), then compares that result with the current property/package floor. The higher figure is used at each end of the range so a small apartment is not priced unrealistically below common minimum fees.
The result is an indicative planning range, not a quote, transaction average or recommendation. Commercial buildings, very large villas, unusual systems, inaccessible roofs, façade work and specialist structural investigations need a site-specific scope.
Dubai public pricing sample
We reviewed public pages on 22 July 2026 and kept provider advertisements separate from Bestimate data. Prices are not directly comparable unless the inspection, tools, report, follow-up and VAT treatment match.
| Source | Model | Advertised prices | Use in this model |
|---|---|---|---|
| Dubai Property Snagging | Property/size bands | AED 500 up to ~750 sq ft; AED 800 up to ~1,800; AED 1,200 up to ~3,500; large villas from AED 1,800 | +VAT stated; report included; separately priced add-ons listed |
| Expert Property Snagging | Fixed size bands | AED 799 up to 750 sq ft; AED 1,200 up to 1,400; AED 1,800 up to 2,200; villas AED 3,500–5,000+ | Report included; page contains conflicting VAT statements, so VAT is not assumed |
| Home Flow | Property/area examples | AED 1,500 at ~450 sq ft; AED 3,000 at ~1,200; villas AED 3,900–9,000 | Higher package examples used to set the upper property floors |
| Property Inspection Dubai | Property/size bands | AED 399–899 for apartments; AED 1,000–1,399 for townhouses; AED 1,400–1,899 for villas | Lower advertised package examples |
| Handover Heroes | Per-area and property bands | AED 0.50–1.50 per sq ft; AED 1,500–3,500 for apartments; AED 2,500–4,000 townhouses; villas AED 3,500–5,000+ | Supports the calculator's per-area reference |
| Lex Estates | Per-area | AED 0.25–1.50 per sq ft depending on size and inspection type | Shows the wider low end; calculator conservatively starts at AED 0.50 |
| Metropolitan Premium Properties | Per-area packages | AED 1.30 per sq ft basic; AED 2.00 per sq ft full assistance | Published in 2023; shown as a package-structure example, not a 2026 base rate |
Assumptions and exclusions
- Area means the built-up area supplied by the buyer or shown on the floor plan; providers may define chargeable area differently.
- The base range assumes a residential snagging inspection with a written photographic report.
- Thermal imaging, detailed MEP tests, pool checks and re-inspection may be included, excluded or bundled; select an add-on only when it is separately priced.
- VAT is optional because public pages use inconsistent wording. The UAE standard rate is 5%, but whether it is due or already included depends on the written provider quote and tax status.
- The model rounds to AED 50 and intentionally does not price structural engineering, destructive testing, access equipment, commercial systems or rectification work.
Continue your comparison
Frequently asked questions
Do Dubai snagging companies charge by sqm?
Some providers charge by built-up area, usually expressed per square foot, while others use fixed bands by bedrooms or property type. This tool accepts sqm and converts it to sq ft before comparing both models.
What per-area rate does the calculator use?
The reviewed 2026 public market reference is AED 0.50–1.50 per sq ft, equivalent to about AED 5.38–16.15 per sqm. Package minimums can produce a higher result for small units.
Is VAT included?
Not automatically. Public provider pages differ on VAT wording. Select the 5% VAT option only when the written quote states that its price excludes VAT.
Unit conversion reference: NIST Guide to the SI. VAT reference: UAE Government VAT guidance. Bestimate does not endorse or rank the providers listed above.