Understanding BUA: Built-Up Area Explained for Dubai Homeowners
If you’re planning a renovation, extension, or even landscaping for your Dubai villa, you’ve likely come across the term BUA—but what does it really mean?
By Haifa RENOV8 | Trusted Experts in Dubai Villa Renovation
Introduction
At Haifa RENOV8, one of the first questions we ask during project consultations is:
“What’s your current approved BUA—and how much of your plot is still usable?”
In this blog, we explain everything you need to know about Built-Up Area (BUA): how it’s defined, why it matters, and how it shapes your renovation scope under different Dubai master developers like Emaar and Nakheel.
Part 1: What is BUA (Built-Up Area)?
BUA (Built-Up Area) refers to the total floor area of a property, including all covered and enclosed spaces. This includes:
Timeline: 10–14 working days for NOC, then authority submission (DDA/DM)
🔹 Nakheel Communities (e.g. Palm Jumeirah, Jumeirah Park, JVT)
BUA restrictions vary based on villa type (Legacy, Mediterranean, etc.)
Balcony enclosures, maid’s room conversions often trigger BUA recalculation
Requires NOC from Nakheel Master Planning Department
Site inspections before and after approval
🔹 Trakhees / DDA / DM Jurisdictions
Any addition beyond current BUA requires permit from relevant authority
Engineering consultant must provide stamped layout and structural reports
Submissions include site plan, photos, and load calculations
✅Haifa handles all developer and authority NOC protocols internally.
Part 5: How to Find Out Your Approved BUA
Check handover documents: Often includes a stamped BUA drawing
Developer portal access: Emaar/Nakheel owners can request layout from the portal
Request from Haifa: We help clients retrieve BUA documents from archives
On-site measurement: As-built vs. approved layout scan done pre-renovation
🧠Never assume the actual built area is legal. Always verify approved BUA.
Part 6: Extending Your BUA – Step-by-Step
Initial Consultation (with Haifa or licensed consultant)
Drafting layout for proposed extension
Structural feasibility and impact report
Submit to master developer (for preliminary NOC)
Submit to authority (DDA/DM/Trakhees) with BUA increase justification
Post-approval construction with site inspections
🔧Haifa designs all extension plans with authority compliance from Day 1.
Part 7: What Happens If You Exceed BUA Without Approval?
Legal fines from AED 10,000–100,000 depending on violation severity
Demolition of unauthorized structure
Developer blacklisting for future works
Delay or denial in resale/mortgage/refinance processes
✅Haifa provides clients with stamped approval binders for all projects involving BUA changes.
Conclusion: BUA Isn’t Just a Number—It’s Your Renovation Boundary
Understanding your villa’s BUA is critical before reconfiguring layouts, adding rooms, or enclosing terraces. It's the foundation of lawful, value-driven renovation.
At Haifa RENOV8, we help you:
Retrieve your approved BUA
Design around your usable area
Handle all master developer and municipality approvals
📩 Ready to plan your extension or renovation the right way?
Just like a villa makeover, our cookies upgrade your digital journey — from remembering your preferences
to showing you renovation ideas that fit. You decide how much you’d like us to use.