One of the most common questions we receive from clients moving into a Dubai villa is: "How much will it cost to curtain the whole house?" The answer depends on window count, room type, fabric choice, and whether you include motorized curtains. This guide gives real cost estimates for 3, 4, and 5 bedroom Dubai villas — with room-by-room detail.
How Dubai Villa Window Count Works
Dubai villa window counts vary significantly by developer, generation of build, and floor size. As a general reference:
| Villa Type | Typical Window Count | Notes |
|---|---|---|
| 3-bedroom villa (1,800–2,500 sqft) | 8 – 14 windows | Arabian Ranches, Mudon, older Jumeirah-style |
| 4-bedroom villa (2,500–4,000 sqft) | 14 – 22 windows | Dubai Hills, Palm villas, The Springs, newer developments |
| 5-bedroom villa (4,000–7,000 sqft) | 22 – 35 windows | Jumeirah Golf Estates, DAMAC Hills, custom builds |
A "window" in this context means one curtain position — which may be a single window, a pair of windows treated as one, or a full floor-to-ceiling glass wall. Larger glazed areas cost more because they require more fabric and (in many specifications) a heavier track.
Room-by-Room Cost Breakdown
Different rooms in a Dubai villa have different curtain requirements and cost levels. This room-type guide shows what each room typically needs and what it costs:
Main Living Room
The room with the most visual impact. Typically 2–4 window positions, often with large glazed areas (3m+ wide). Best specification: wave heading curtains on a motorized track with a sheer inner layer. Linen-blend or quality polyester outer fabric.
AED 600 – AED 3,500 (full room)
Dining Room
Usually 1–2 window positions. Curtains used in the evening — linen or velvet with a wave or pinch-pleat heading. Sheer on inner track optional. Less need for motorization than living room.
AED 300 – AED 1,200 (full room)
Master Bedroom
Typically 2–3 window positions. Full blackout lining is non-negotiable in Dubai. Linen-blackout or velvet with blackout lining, motorized for convenience. The room where investment pays off most in daily quality of life.
AED 500 – AED 2,200 (full room)
Guest / Children's Bedrooms
1–2 windows each. Blackout essential but doesn't need to be a premium fabric. Good quality polyester blackout or a faux-linen blackout — functional, easy to clean, lower cost than master bedroom specification.
AED 150 – AED 450 (per room)
Maid's Room
1 window typically. Basic blackout curtain or roller blind. The lowest-priority room in a villa fit-out specification.
AED 80 – AED 200
Study / Home Office
1–2 windows. Linen sheer for glare control without darkening, or a sunscreen roller blind. If the room doubles as a guest bedroom, add a blackout layer.
AED 150 – AED 500
Majlis / Family Room
Common in larger Dubai villas. Treat similarly to the main living room — sheer inner layer, quality outer curtain, motorized wave heading for large glazed areas.
AED 500 – AED 2,500
Outdoor Pergola / Terrace
Present in most Dubai villa gardens. Outdoor curtains on a cable or aluminium track system. Solution-dyed fabric for UV resistance. Often motorized in larger villas.
AED 800 – AED 3,500 (full pergola)
3-Bedroom Villa Cost Estimate
Based on a typical 3-bedroom Dubai villa in Arabian Ranches, Mudon, or similar development (10–12 windows across 3 floors):
| Room | Windows | Specification | Estimated Cost |
|---|---|---|---|
| Living room | 2–3 | Wave sheer + linen, one motorized | AED 1,200 – 2,000 |
| Dining room | 1 | Linen, eyelet or wave | AED 280 – 450 |
| Master bedroom | 2 | Linen-blackout, motorized wave | AED 800 – 1,400 |
| Bedroom 2 | 1 | Polyester blackout, eyelet | AED 180 – 320 |
| Bedroom 3 | 1 | Polyester blackout, eyelet | AED 180 – 320 |
| Study / maid's room | 1–2 | Sheer or basic blackout | AED 150 – 350 |
| Total (supply, track, fitting, VAT) | AED 2,800 – 4,840 | ||
4-Bedroom Villa Cost Estimate
Based on a typical 4-bedroom villa in Dubai Hills, The Springs, or Emirates Hills (14–18 windows, larger floor plate):
| Room | Windows | Specification | Estimated Cost |
|---|---|---|---|
| Main living room | 3–4 | Motorized wave, double-track sheer + linen | AED 2,200 – 4,000 |
| Dining room | 2 | Linen, wave heading | AED 600 – 1,000 |
| Family / majlis room | 2–3 | Sheer + linen, wave | AED 800 – 1,800 |
| Master bedroom | 2–3 | Linen-blackout or velvet, motorized wave | AED 1,200 – 2,500 |
| Bedrooms 2, 3, 4 | 1–2 each | Blackout, eyelet or pencil pleat | AED 180–400 per room |
| Study | 1 | Linen sheer or blackout | AED 200 – 380 |
| Outdoor pergola (if present) | 3 sides | Outdoor UV fabric, cable system | AED 1,200 – 2,800 |
| Total (supply, track, fitting, VAT) | AED 7,500 – 14,500 | ||
5-Bedroom Villa Cost Estimate
Based on a large 5-bedroom villa in Jumeirah Golf Estates, DAMAC Hills, or custom build (22–30 windows across multiple floors, larger glazed areas):
| Area | Estimated Cost Range |
|---|---|
| Ground floor living / dining / reception | AED 5,000 – AED 10,000 |
| Master bedroom suite (full specification) | AED 2,500 – AED 5,000 |
| 4 guest / children's bedrooms | AED 1,500 – AED 3,000 |
| Study / home office | AED 400 – AED 800 |
| Majlis / family room | AED 1,500 – AED 3,500 |
| Outdoor pergola / pool terrace | AED 2,000 – AED 6,000 |
| Total (supply, track, fitting, VAT) | AED 13,000 – AED 28,000 |
Where to Invest More vs Where to Save
A villa fit-out budget doesn't need to be uniform across every room. Here's how experienced clients allocate their budget:
Invest More Here
- Main living room: The most visible room in the house and the one you spend the most time in. Wave heading, quality linen, motorization — all pay daily dividends. Don't compromise here.
- Master bedroom: Sleep quality is directly affected by blackout effectiveness. A good blackout specification with a quality face fabric (linen-blackout or velvet) improves every morning for the lifetime of the tenancy.
- Entrance and staircase (if curtained): The first impression of the interior. If you have curtains here, they should be the best in the house.
Save Here
- Children's bedrooms: Good blackout is important, but the premium fabric and heading style aren't. A quality polyester blackout in an eyelet heading delivers the required function at a fraction of the master bedroom cost.
- Maid's room and utility spaces: Basic roller blind or simple eyelet curtain. No need for made-to-measure at the highest specification.
- Guest bedrooms (if infrequently used): A good-quality standard blackout curtain is sufficient. The premium fabric investment pays off in rooms used daily — not in rooms used occasionally.
Getting the Right Quote for a Full Villa
For a full villa project, the quote process differs slightly from a single-room specification:
- Expect a single site visit where we measure all windows across all floors. This takes 45–75 minutes for a 4-bedroom villa.
- The written quote should list every room and window individually — not as a single lump sum. This allows you to adjust specifications room-by-room if budget requires.
- Ask about project discounts: Full-villa projects of 5+ windows typically qualify for a 10% discount across all items.
- Staging is possible: Some clients prefer to do the living areas and master bedroom first, then add remaining bedrooms at a later date. We can quote this as a staged project.
The Most Useful First Step
The only way to get an accurate quote for your specific villa is a site visit — window dimensions, ceiling heights, and glazing types vary too much between Dubai developments for any remote estimate to be reliable. Our free home visit takes under an hour, and the written quote you receive covers every window individually. Book your free villa visit →