01
Survey
The floor as we found it.
We measure and photograph the floor before any drawing: the core, the columns, the glazing, the ceiling height and the services.
Workplace / Opus Tower
The office at Opus by Omniyat.
Opus by Omniyat is a 6,200 sqft executive office in Opus Tower, Dubai, contracted at AED 4.5M, or AED 726 per sqft, and in its final weeks before handover. It was specified to be sold on, so function was priced before finishes, and glass carried borrowed light to a dark core. Fajr also fitted out Global Textiles and International Materials in Opus Tower.
Reception · render
Opus TowerOpus by Omniyat, Dubai
6,200 sqftExecutive office floor
Final weeksBefore handover
AED 4.5MProject value
AED 726 / sqftAED 4.5M across 6,200 sqft
Approved listOpus Tower contractor
Project context
The building, the brief, the budget.
Opus by Omniyat is a Dubai tower with its own fitout rules, and we are on its approved contractor list. The floor inside it was built as an investment: 6,200 sqft, specified to be sold on, contracted on a fixed budget against a 24-week programme.
The design · render
Reception at Opus Tower
The reception as designed: timber-lined walls, a stone-fronted desk and a lit ceiling cove, with glass to the rooms beyond.
- Building
- Opus TowerOpus by Omniyat, Dubai
- Area
- 6,200 sqft
- Programme
- 24 weeksContracted · 4 + 2 + 16 + 2
- Budget
- FixedValue-engineered against
- Brief
- InvestmentSpecified to be sold on
The brief
The money had to show in how the floor works.
The client wanted a high-end workplace built as an investment. Because the floor was specified to be sold on, the money had to show first in how the floor works — the plan and the light — and only then in finishes. The budget was fixed, and the floorplate had very little natural light.
The project file, in three lines
- BriefA high-end workplace built as an investment — specified to be sold on, so the money had to show in how the floor works before it showed in finishes.
- ConstraintA fixed budget to value-engineer against, on a floorplate with very little natural light.
- SolutionFunction priced first, then materials — still high spec, never at the expense of the plan. Glass partitions wherever the layout allowed, so borrowed light reaches the core, and a lighting study behind every fitting specified.
Start to finish
From the first survey to the final layer.
The project in the order it happened: the floor as we found it, the layouts we tested, the renders and elevations the client signed, the materials chosen before anything was ordered, and the build itself.
02
Space planning
Three layouts, then one.
Three layouts tested the same brief against the floorplate. The client chose one, and it became the plan we built.
03
3D design
Every room, before it was built.
Fourteen renders of the agreed plan, room by room, so the client saw the finished floor before a material was ordered.
04
Rendered elevations
The walls, to scale.
Rendered elevations of the main walls: joinery, glass and finishes drawn to scale, so what was signed is what was built.
05
Material selection
Chosen with the client, signed before ordering.
Veneers, stone, fabrics and metals, chosen with the client and signed off before any order was placed.
Watch the selection
06
Execution
Built to the signed drawings.
Partitions, ceilings and services built to the drawings the client signed, with the design team back on site as the floor took shape.
Behind the scenesWith the client, in our studio and on site
Behind the scenes
With the client, in our studio and on site.
Short clips from the project, in the order the work happened: the first walkthrough of the empty floor, the layout and material sessions in our studio, the client's approvals and site visits, and the site as it was built, from MEP and ceilings to the GRC panels, the lighting controls and the final layer.
On site
First walkthrough
The bare floor walked with the team, the room lines marked out on the slab.
On site · 6 June
The floor and the design
The empty floor walked through, and the design it would become.
On site · 29 June
MEP complete
Walking the floor with the MEP work complete.
On site
Above the ceiling
Services and acoustic baffles in place above the ceiling, before it closes.
On site · 3 July
Ceiling lights
The ceiling coves and light fittings taking shape.
On site · 15 July
Client visit
The client on site as the partitions and timber panels went in.
Our studio · 20 July
Layout direction
The layout worked out on paper and on screen, then talked through with the client.
Our studio
In the studio
Drawings, samples and the design team at work on the floor.
Our studio · 30 July
Material selection
Veneers, fabrics, metals and stone, chosen with the client.
Our studio · On site
Client approvals and visits
Approvals with the client in our studio, then the client walking the site as the build went in.
On site
Execution begins
Partitions and ceilings going up, room by room, to the signed drawings.
On site
Glass partitions going in
The glass partitions lifted and set into place.
On site
Curved glass
The curved glass in place, before its protective film comes off.
On site · 5 August
GRC panelling
The sculpted GRC wall panels, from the design to the wall.
On site · 11 August
Client visit
The client walking the ceiling coves and the lighting as they took shape.
On site · 20 August
DALI lighting
The DALI lighting controls, tested on site.
On site
Automation
The automation panel and its controls, explained on site.
On site
Final layer
Ceilings, lighting and the last finishes going in.
On site · 3 September
Site update
The finished ceilings and the glass rooms, walked with the client.
On site · 15 September
Near the finish
A walk through the meeting rooms, the custom lighting and the workstations.
Clip to come
Our studio
Design work
The design team detailing the floor.
Three decisionsOrder, glass, light
Key decisions
Three decisions that made the budget work.
A fixed budget on a dark floorplate can fail two ways: money spent on finishes the plan cannot carry, or rooms built that trap what little light there is. Three decisions kept Opus clear of both. The clips show the same kinds of work on other Fajr office sites.
Clip · another Fajr office site
Value engineering
Function priced first, then materials
The plan, the partitions and the services were costed before a finish was chosen: still high spec, never at the expense of the plan.
Fixed budgetPlan firstHigh spec
Clip · another Fajr office site
Borrowed light
Glass wherever the layout allowed
Glass partitions wherever the layout allowed, so borrowed light reaches the core of a floorplate with very little natural light.
Glass partitionsBorrowed lightThe core
Clip · another Fajr office site
Lighting
A lighting study behind every fitting
No fitting was specified without a lighting study behind it, so the artificial light was planned to do the work the façade could not.
Lighting studyEvery fittingBefore ordering
On siteOpus Tower · joinery in progress
InstagramOn site · Opus Tower
Joinery going in, on the Opus floor.
Joinery is where a fixed budget gets tested: made-to-measure pieces carry a lead time of around eight weeks, so they are ordered against a signed plan or the programme moves. This project update from Opus Tower shows the joinery going in on site, inside the 16-week build.
- Where
- Opus Tower
- Stage
- Build · 16 weeks
- Work
- Joinery in progress
- Lead time
- ~8 weeks, made joinery
Open the post to watch the project update from the floor.On the programme
ProgrammeThe contracted programme
Programme · done in the right order
The contracted programme, as a sequence.
Opus was contracted on 24 weeks: 4 weeks of space planning, 2 of approvals, 16 of build and 2 to furnish, each at the short end of our standard office ranges, with the approvals inside the programme rather than after it. The floor is now in its final weeks before handover.
24weeks
contracted
contracted
4Space
planning
planning
2Approvals
16Build
2Furnish
010203040506070809101112131415161718192021222324
Handover · week 24
Space planningBrief · test fit · signed plan
ApprovalsBuilding · authority
BuildPartitions · services · joinery · finishes
FurnishFurniture · handover
The bars show the 4 + 2 + 16 + 2 week stage sequence, not a trade-by-trade schedule. On a phone, swipe the programme sideways.
InvestmentWhat it cost, and what that covers
Investment
What it cost, fenced by what it covers.
Opus by Omniyat cost AED 4.5M across 6,200 sqft, which is AED 726 per sqft. It is one of the two executive floors behind our published office rates, and it sits inside the turnkey band, not above it: what separates one floor from another is control and sequence, not price.
Project value
AED 4.5M6,200 sqft · executive office floor
Delivered rate
AED 726 / sqftAED 4.5M across 6,200 sqft
An office fitout in Dubai starts at AED 350 per sqft for shell-to-occupied — partitions, ceilings, flooring, MEP alterations and joinery. Turnkey, with FF&E, IT, AV, automation and appliances included, runs AED 600–850 per sqft. Our last two executive floors landed at AED 726 and AED 840.
Where Opus sits in the turnkey band
AED 600AED 850
Opus by Omniyat · AED 726 per sqft, AED 4.5M across 6,200 sqft. IMI at One Za’abeel, the other executive floor, landed at AED 840 per sqft.
A floor like this? Start with the size and the date.
Opus’s figure, not a quotation. Every project is priced on its own scope.
QuestionsSize, time, cost, light
FAQs
Questions we get. Answered.
The questions office clients ask most about Opus by Omniyat: how big it is, how long it took, what it cost, how the budget was held and how light reached the core. Every answer uses verified project figures, and every price is stated with the scope it covers.
How big is the Opus by Omniyat office?
The office is 6,200 sqft in Opus Tower, the Opus by Omniyat building in Dubai. It is an executive workplace built as an investment and specified to be sold on, so the floor had to prove its value in how it works: the plan, the rooms and the light, before any of the finishes.
What programme was the Opus fitout contracted on?
Twenty-four weeks: 4 weeks of space planning, 2 weeks of approvals, 16 weeks of build and 2 weeks to furnish, with the approvals inside the programme rather than after it. The floor is now in its final weeks before handover.
What did the Opus office cost?
An office fitout in Dubai starts at AED 350 per sqft for shell-to-occupied — partitions, ceilings, flooring, MEP alterations and joinery. Turnkey, with FF&E, IT, AV, automation and appliances included, runs AED 600–850 per sqft. Our last two executive floors landed at AED 726 and AED 840. Opus by Omniyat is the AED 726 floor: AED 4.5M across 6,200 sqft.
How do you value-engineer without losing quality?
On Opus the order was fixed: function priced first, then materials — still high spec, never at the expense of the plan. With a fixed budget to value-engineer against, what the floor had to do was costed before any finish was chosen, so the materials were chosen against the plan, not the other way round.
How do you light an office floor with little daylight?
Glass partitions wherever the layout allowed, so borrowed light reaches the core, and a lighting study behind every fitting specified. The Opus floorplate had very little natural light, so the partitions were planned to pass light through rather than stop it, and no fitting went in without the study behind it.
Is Fajr Interiors approved to work in Opus Tower?
Yes. We are on the approved contractor list at Opus Tower, as we are at One Za’abeel, Vision Tower and Emaar Square. That matters because every tower runs its own fitout rules, access and inspection regime, and the application is lodged by the contractor the building has approved.
Can’t find what you’re looking for?Our team is here to help with anything you need to know.
Call us+971 800 3257
Email ushello@fajrinteriors.com
WhatsApp usMessage the studio
Start in the right order
Your floor. Done in the right order.
Tell us the floor, the team and the move-in date. We will map the scope, the approval route and the programme before detailed pricing.
Trade licence 648890 · Interior contracting, G+1 approved contractor (Dubai Municipality) · Registered with Emaar, Nakheel, DDA, Trakhees, Dubai Civil Defence · DMCC, DIFC and JAFZA free zones