A villa can look simple from the outside, but a turnkey build involves several trades working in a strict order. Knowing the phases helps owners understand where the money goes, when their decisions are needed, and why a late change to finishes can affect work that has already been done.
The phases at a glance
| Phase | What happens | Decide before this starts |
|---|---|---|
| Site preparation | Temporary facilities, setting out, excavation and earthwork | Approved drawings, soil investigation, access |
| Foundations | Piling where required, pile caps, footings, tie beams | Structural design, any basement |
| Structure | Columns, slabs, stairs, roof slab | Openings, sleeves, future extensions |
| Envelope | Blockwork, waterproofing, roofing, external plaster | Facade details, window sizes |
| MEP first fix | Conduits, pipework, ducting and drainage inside walls and slabs | Layout of lights, sockets, AC, kitchens |
| Finishes | Plastering, marble and tiling, joinery, false ceilings, painting | Material selections and joinery designs |
| MEP second fix and testing | Fixtures, DBs, HVAC equipment, testing and commissioning | Equipment models and locations |
| Inspection and handover | Authority inspections, snagging, as-built drawings, keys | Final snag review with the consultant |
Timelines depend on villa size, soil conditions, authority approvals and how many design changes arrive along the way, so we plan each project individually rather than quoting a standard duration.
1. Foundations decide the rest of the job
Excavation, piling and foundations are where ground conditions show up. On projects such as our five-villa development on Airport Road in Abu Dhabi and our 36-villa project at Shahama, the early civil work had to be sequenced carefully so that multiple units could progress in parallel. A proper soil investigation and an approved structural design before mobilising protect against costly surprises.
2. Envelope first, then interiors
Blockwork, waterproofing and roofing should be complete and tested before interior trades start. Water finding its way into finished rooms is a common and avoidable source of rework, so we treat waterproofing and roofing as a checkpoint rather than a line item.
3. Coordinate MEP before walls are closed
Conduits, pipework and drainage go in before plastering. Any change to socket positions, AC layout or bathroom fixtures after that point means chasing finished walls. Agreeing the MEP layout with the owner and consultant at first fix saves more time than any other single decision.
4. Finishes are a project of their own
Marble, tiling, false ceilings, joinery and painting involve many trades in a small space. Our interior completion of 21 villas at Jumeirah Golf Estates covered marble and ceramic laying, mouldings and skirting, bathroom fixtures and cabinets, kitchen cabinets, wardrobes, gypsum decoration, carpeting and wooden doors and archways. Repeating the same sequence across many units is what keeps quality consistent.
5. Testing, inspection and handover
Before handover, electrical, plumbing, HVAC, fire alarm and fire fighting systems are tested and commissioned, and the works are inspected by the consultant and the relevant authorities. A clean snag list and as-built drawings are part of a proper handover, not an optional extra.
Questions to ask your contractor
- Who is responsible for coordinating structure, architecture and MEP?
- When do finish and joinery selections need to be final?
- How are variations priced and approved?
- What tests and inspections are carried out before handover?
This article is general information based on our project experience. Requirements vary by emirate, authority and project. Confirm specifics with your consultant.
← Back to all blogs