Al Mounshed General Contracting designs, permits and builds villa extensions and external annexes across Abu Dhabi and Al Ain — extra bedrooms, majlis wings, driver and maid quarters, kitchen extensions and second-floor additions. In 2026 a standard 16 m² room addition costs AED 30,000–55,000 and takes 4–8 weeks to build once the municipality permit is approved.
Villa Extension and Annex Prices in Abu Dhabi & Al Ain (2026)
These are indicative installed prices from our own 2026 project pricing. The final figure depends on size, structure and finish level, and every project is quoted in writing after a free site visit.
| Type of addition | Typical size | Indicative cost (AED, 2026) | Typical programme |
|---|---|---|---|
| Single room addition (bedroom or guest room) | 16 m² (4 × 4 m) | 30,000–55,000 | 4–8 weeks after permit |
| Small external annex — room, bathroom and AC | 20–35 m² | 35,000–60,000 | 6–10 weeks from project start |
| Medium annex — two rooms, bathroom, kitchenette | 35–60 m² | 60,000–110,000 | Quoted per project |
| Large annex or majlis wing, fully finished | 60–100 m² | 110,000–200,000+ | Quoted per project |
| Second-floor addition (after structural assessment) | Depends on the villa | from 150,000 | 12–20 weeks |
| Custom extension build rate | per m² | 1,800–2,400 standard · 2,400–3,200 premium | — |
Two costs are usually priced separately, so budget for them from the start:
| Item | Indicative cost (AED, 2026) |
|---|---|
| Architectural and structural drawings plus municipality permit | 8,000–20,000 |
| Split or concealed-duct AC for the new space | 3,000–8,000 |
What You Can Build on a Villa Plot
- Private majlis with its own entrance, so guests never pass through the family areas
- Guest bedroom with an en-suite bathroom
- Driver or maid quarters — a room and bathroom in the rear or side yard
- Home office separated from the noise of the house
- Kitchen or living-room extension attached to the existing villa
- Covered storage for garden equipment and household items
What is allowed on your plot depends on its size, setbacks and the zoning rules for your area. We check this during the site survey, before any design work is paid for.
Permits for Extensions in Abu Dhabi and Al Ain
Any permanent room, annex or floor added to a villa needs a building permit before work starts. In Abu Dhabi the application is made through the TAMM government services platform to Abu Dhabi City Municipality; in Al Ain it goes to Al Ain City Municipality. We prepare the file, submit it and follow it up for you. A typical application includes:
- The site plan (affection plan) and proof of ownership
- Architectural drawings of the proposed addition
- Structural drawings and calculations — plus an assessment of the existing structure for any extra floor
- No-objection certificates from utility and other authorities where required
Approval usually takes 2–4 weeks. Building without a permit is a false economy: an unapproved structure may have to be removed, and it can cause problems when the villa is later sold, valued or mortgaged.
Attached Extension or Separate Annex?
| Attached extension | Detached external annex | |
|---|---|---|
| Connection to the villa | Opens directly into existing rooms | Separate building on the plot |
| Structural checks | Existing foundations and walls must be assessed | Independent foundations |
| Privacy and access | Becomes part of the family space | Own entrance — suits guests, a majlis or staff |
| Disruption at home | Higher — works reach the living areas | Lower — most work happens away from the house |
| Best for | Enlarging a kitchen, bedroom or living room | Majlis, guest suite, driver or maid quarters |
How We Build Your Extension
- Free site survey — we measure the plot, check setbacks and see how the addition will connect to existing services.
- Itemised quotation — priced per item, with drawing and permit costs stated separately.
- Drawings and structural design — prepared to municipality requirements.
- Permit — we submit the application and follow it through to approval.
- Foundations and structure — excavation, footings, blockwork or concrete frame and roof slab.
- Electrical, plumbing and AC — connected to the villa’s existing supply.
- Finishing and handover — plaster, tiles, gypsum, paint and doors, followed by a joint snagging inspection.
Why Homeowners Choose Al Mounshed
- Operating since 2007, with 100+ completed projects and 500+ clients in Abu Dhabi and Al Ain
- In-house civil, MEP and finishing teams — one contractor from foundations to handover
- Drawings and municipality permits handled for you
- Itemised written quotations before any work starts
- Additions finished to match your villa’s existing façade, tiles and joinery
- Structural work carries the contractor’s ten-year liability under UAE civil law
Areas We Cover
Abu Dhabi: Khalifa City A and B, Mohamed Bin Zayed City, Al Shamkhah, Musaffah, Baniyas, Al Shahama, Al Khalidiyah and Al Mushrif. Al Ain: Zakher, Al Foah, Al Zaheer, Al Jimi, Al Khabisi, Al Mutarad, Al Yahar, Al Amerah, Al Muwaiji and surrounding districts.
Related Guides
For a detailed cost breakdown see the room addition and villa extension cost guide. You can also read this page in Arabic — بناء ملحق خارجي وتوسعة الفلل — or see our general contracting services in Al Ain, construction services and the Al Amerah villa project.
Frequently Asked Questions — Villa Extensions and Annexes
A standard 16 m² room addition costs AED 30,000–55,000 in 2026 depending on finish level, including foundations, blockwork, roof slab, electrics and finishing. A small external annex with a bathroom and AC runs AED 35,000–60,000, and larger annexes of 60–100 m² reach AED 110,000–200,000 or more. Drawings and the municipality permit typically add AED 8,000–20,000.
Yes. Every permanent room, annex or extra floor needs a building permit before construction starts — through TAMM and Abu Dhabi City Municipality in Abu Dhabi, or Al Ain City Municipality in Al Ain. Al Mounshed prepares the drawings and structural calculations and handles the submission for you.
Permit approval usually takes 2–4 weeks. After approval a single room is built in 4–8 weeks, a small annex is typically handed over 6–10 weeks after the project starts, and a second-floor addition takes 12–20 weeks. The programme is confirmed in the contract.
Often yes, but only after a structural assessment confirms that the existing foundations, columns and slabs can carry the extra load and that the plot regulations allow the added height. Where it is possible, second-floor additions start from about AED 150,000 and take 12–20 weeks.
An attached extension enlarges existing rooms such as a kitchen or living room, but the existing structure must be assessed and the works disturb the home. A detached annex has its own foundations and entrance, which suits a majlis, guest suite or staff quarters and causes far less disruption.
Yes. We connect the new space to the villa’s existing distribution board and water supply and install split or concealed-duct AC. Larger annexes can be given a separate sub-meter so their consumption can be tracked.
Get a Free Site Survey
Call or WhatsApp 0566671821, or email info@almounshed.ae, for a free site survey anywhere in Abu Dhabi or Al Ain. Arabic and English spoken.
Last updated: September 2026 | Al Mounshed General Contracting | Licensed UAE contractor since 2007 | +971566671821 | info@almounshed.ae