STR-01
Turnkey holiday home setup
An empty or handed-over unit taken all the way to a furnished, equipped, photograph-ready holiday home — with one person accountable for the whole run.
Dubai · Renovation project management
Renovation, run like a project.
Premium renovation project management for Dubai property investors, holiday home owners and short-term-rental operators — by people who flip properties with their own money. We manage the works end to end, and we know when a flip makes sense — and when it doesn’t.
We are project managers, not a contracting company. We do not swing the hammer. We make sure the people holding it build the right thing.
- 01Dubai
- 02Project management, not contracting
- 03Own portfolio in JBR, Marina, Downtown
- 04Part of Lux Oasis Advisory & Services LLC
ProjectDubai apartments · holiday homes · investment units
ServiceRenovation project management
Operated byLux Oasis Advisory & Services LLC
SheetA-01
The unit, stage by stage
From shell to guest-ready.
Scroll to build it. Every stage below is a stage we manage on your behalf — drawn here on one unit so you can see exactly what a coordinated renovation covers.
It builds itself as you reach it — swipe the stages to go back through it. Every stage is a stage we manage on your behalf, drawn here on one unit so you can see exactly what a coordinated renovation covers.
The same unit — ready to earn.
The five stages of the drawing above
- 01
Blueprint. We survey what is actually there and set a layout everything else is priced and built against.
- 02
Lift. Structure, wet areas and services confirmed against building rules and owners' association requirements before anything is ordered.
- 03
Fit out. Finishes, kitchen, bathroom and joinery specified to a drawing and a schedule, then tendered to build partners.
- 04
Furnish. Furniture, fixtures and equipment scheduled, procured and installed against the same drawing.
- 05
Guest-ready. Snagging closed, styling in place, handed over ready to photograph, list and let.
Scope of service
What we do
Six ways an owner uses us. Every one of them is coordination work: we hold the scope, the drawing, the budget and the programme, and we hold the trades to them.
REF-02
Apartment refurbishment
A tired apartment brought back up — floors, wet areas, joinery, electrics and finishes — planned as one programme instead of a run of separate trades.
INV-03
Property upgrade for investors
A targeted upgrade for a unit that underperforms or sits empty: we work out what actually moves the rate and the reviews, and we leave the rest alone.
FIT-04
STR-ready fit-out
A fit-out designed around how a short-term rental is actually used — durability, storage, cleaning turnaround, and the details guests photograph and mention in reviews.
FFE-05
Furniture, fixtures & equipment
FF&E specified, scheduled, sourced and tracked to a delivery date — including the unglamorous list of equipment a unit needs on day one to operate.
STY-06
Styling & photography readiness
The last mile: styling, dressing and the small corrections that decide whether the photographs sell the unit or quietly undersell it.
Not on this list but adjacent to it? Tell us the property and the problem — the answer depends on scope, and it is a short conversation. Ask on WhatsApp
Programme
How a project runs
Seven phases. Each line below is written as what you get at the end of it — because that is what you are buying from a project manager.
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01
Survey and scope
A measured picture of the unit as it is — not as the original drawings claim — and a written scope that states plainly what is in and what is out.
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02
Design direction and layout
A layout and a material direction to approve before anything is priced, so the finished look is a decision you made, not the sum of choices made on site.
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03
Budget and programme
A costed scope and a sequence, with the decisions that drive the number set out plainly — so you can see what is expensive and choose whether it is worth it.
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04
Contractor selection and permits
Build partners selected and compared on one identical scope, and the approvals route handled — building permits and owners' association requirements included.
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05
Procurement
Every item specified, ordered and tracked to a delivery date: finishes, joinery, appliances, furniture, fixtures and equipment, in the order the site needs them.
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06
Site coordination and quality control
One point of contact, regular reporting from site, and someone checking the work against the drawing while a correction is still cheap.
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07
Snagging, styling and handover
A defects list closed out, the unit styled and cleaned, and a handover so it can be photographed, listed and let without a second round of work.
Who does the building
Licensed contractors and specialist trades. We select them, brief them, hold them to the scope and check the work — we do not carry out the works ourselves.
How long it takes
It depends entirely on scope, unit size, approvals and lead times on the items you choose. We would rather talk it through than publish a number that would be wrong for your project.
What it costs
Also scope-dependent. Bring the property and what you want it to do, and we will tell you what the work involves before anyone talks about a figure.
Before you buy
We tell you if the flip works.
Alongside project management, we assess the operation itself. We walk the property with you and give a straight answer: what is worth doing, what it can resell for in this market, and whether the margin is really there.
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01
Property walkthrough
We view the unit with you: layout, condition, building, what buyers in that community pay for.
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02
Scope of works
What to renovate and what to leave alone, so every dirham of works adds more than a dirham of resale value.
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03
Realistic resale
What the finished unit will actually sell for, based on comparable transactions, not optimistic listings.
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04
The margin
All operation costs against the realistic resale price. Either the numbers work or they don’t.
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05
Go / no-go
If the flip does not make sense, we say so before you buy. That is part of the service.
What this is, and what it is not
This is commercial judgement on a renovation project, formed the same way we form it on our own units. It is not financial advice, not investment advice and not a valuation, and we do not provide or arrange financing or mortgages of any kind.
The commercial case
Why it pays
A renovation on an investment property is a capital decision, not a decorating decision. A unit that is laid out, finished and furnished correctly holds a higher nightly rate, earns better reviews and photographs better — so more of the traffic it already gets turns into bookings.
01 · Rate
What the unit can charge
The rate a unit holds is set by what a guest sees in the first three photographs and what they find when they walk in. Both are decided during the renovation.
02 · Reviews
What guests write afterwards
Reviews punish specifics: the mattress, the shower, the storage, the blackout, the noise. Those are specification decisions taken on a drawing — not fixes you make later.
03 · Conversion
How much traffic converts
A unit that photographs well converts more of the views it already has. Most underperforming listings do not need more traffic; they need a better answer when someone looks.
Drag to compare
The Greens, before and after
Real frames from the Greens project films below.
The difference between those two frames is not decoration. It is a scope, a budget, a sequence and somebody holding all three together.
Real projects
Watch it happen on the group’s own units
Footage from the group’s own portfolio — not a showreel of other people’s work.
The Greens — The transformation
Luxury Redefined: Transforming Spaces, Elevating Value
The Greens unit filmed before and after the works: the bare apartment as the group took it on, then the same rooms guest-ready. Scoped, coordinated and delivered as project managers — the building work carried out by licensed contractors.
The Greens — The finished property
Elegant Stays, Effortless Comfort
The finished Greens property: furnished, styled and guest-ready — the result of the process on this page. Scope, contractor selection, procurement, styling and handover run by us as project managers; the unit then operated in the group’s own portfolio.
The Greens unit belongs to the group’s own portfolio: renovated under this exact process, then furnished, priced and operated by the group itself — and finally resold. The full figures for that flip are set out below.
The Greens — the flip
Bought, renovated, resold.
Most flip marketing shows gross spreads and projections. This is a completed transaction, net of everything.
The group’s own figures from the Greens project — a real example, not a model.
| 01 Purchase price | AED 1,020,000 |
|---|---|
| 02 Purchase costs | AED 13,260 |
| 03 Renovation investment | AED 133,000 |
| 04 Total project cost | AED 1,166,260 |
| 05 Financing How we financed our own deal. We do not provide or arrange financing. | 80% bank mortgage / 20% down |
| 06 Capital deployed (own cash) the money we actually put in — the 20% down payment of AED 204,000, plus the purchase costs and the renovation | AED 350,260 |
| 07 Project duration | 3 months |
| 08 Resale price | AED 1,375,000 |
| Result — after every cost | |
| 09 Net profit | AED 130,003 |
| 10 Return on total project cost | 11.1% |
| 11 Cash-on-cash return profit measured against the money we actually put in, not the full property price | 37.1% in 3 months |
One unit in The Greens: acquired with 80% bank financing, renovated under the process on this page, and resold within 3 months. Net profit is stated after transaction, finance and holding costs, not as the gross difference between the two prices. Figures are from one completed project and are not a forecast of what another property will return. We do not provide financial or financing advice.
The Greens was assessed with the same judgement we offer clients, and managed under the renovation process above.
Your numbers, not ours
Renovation payback estimator
Type in what you know about your own unit. The figures below are arithmetic on those five inputs — nothing is assumed, modelled or forecast.
Starting values are placeholders so the tool is not empty. Replace them with your own.
Additional revenue · per month
AED 0
Additional revenue · per year
AED 0
Simple payback
0 months
Five-year cumulative uplift, after the budget
AED 0
For context · net monthly income after renovation
AED 0
Estimate only — built entirely from the five numbers above.
How this is calculated
- nights per month30.4 × occupancy = 21.9 nights
- additional revenue / month(rate after − rate now) × nights per month
- additional revenue / yearadditional revenue per month × 12
- simple payback (months)renovation budget ÷ additional revenue per month
- five-year cumulative uplift(additional revenue per month × 60) − renovation budget
- net monthly income after(rate after × nights) − monthly operating costs
Operating costs are treated as unchanged by the renovation, so they affect the “net monthly income” line only — never the uplift and never the payback. “Simple payback” means exactly that: it ignores finance costs, taxes, vacancy between bookings, platform fee changes and the time value of money.
This is an estimate, not a forecast. It contains no market data, no assumptions of ours and no promise about your property. It multiplies the numbers you typed. It is not financial advice and it is not a valuation. What a renovation would actually return on your unit depends on the scope, the building, the layout and how the unit is priced and operated afterwards — which is a conversation, not a calculator.
The estimator needs JavaScript to do its arithmetic. The formulas are listed under “How this is calculated” above, and they are simple enough to run on paper. Or send us the five numbers and we will walk through them with you.
Talk on WhatsAppWe are not guessing at which line items return. The group prices and operates short-term rentals of its own, so the specification decisions taken during a renovation are made by people who will later have to defend the nightly rate that comes out of them.
Who is behind this
Built by operators, not by a showroom.
Lux Oasis Interiors & Renovation is operated by Lux Oasis Advisory & Services LLC. The group runs its own DTCM-licensed short-term rental portfolio in JBR, Dubai Marina and Downtown Dubai — so the first units we renovated, furnished and handed over were our own.
That changes the questions we ask. We renovate a unit knowing that afterwards somebody has to price it, photograph it, list it, clean it between guests and answer for it in reviews. The specification is written by people who will live with the consequences of it, and the same group handles the revenue and guest operations on its own units once they are open.
It also changes what we can tell you before a purchase. The group buys, renovates and resells units with its own money — the Greens project set out above is one of them — so when we walk a property with you we are judging the operation the way we judge our own: what the works should cost, what the finished unit realistically resells for, and whether the margin survives it. That is commercial judgement from doing it, not financial advice; we do not provide or arrange financing of any kind.
This is a standalone service line. You do not need to use anything else the group does to work with us on a renovation.
Lux Oasis Advisory & ServicesOwn portfolio · Dubai
- JBR
- Dubai Marina
- Downtown Dubai
DTCM-licensed holiday home operations, run by the group.
- Entity
- Lux Oasis Advisory & Services LLC
- TRN
- 104722180700003
- Role
- Renovation project management
- Also
- We flip units with our own money
- Not
- A contracting company, and not a financial adviser
Straight answers
Questions we get asked
01Are you a contractor or a project manager?
A project manager. We are not a contracting company and we do not carry out construction work ourselves. We set the scope, direct the design, select and brief licensed contractors and specialist trades, run procurement and approvals, coordinate the site and check the work against the drawing.
The trades do the building. Making sure it is the right work, done properly, in the right order, to an agreed budget and programme — that is the part you are hiring us for.
02What does a project typically involve?
The seven phases set out above: survey and scope, design direction and layout, budget and programme, contractor selection and permits, procurement, site coordination and quality control, then snagging, styling and handover.
How much of that you need varies a great deal. Some owners want everything from first survey to final styling; others already have a contractor and need someone to hold the scope, the budget and the programme so the project does not drift. We would rather scope it against your actual property than describe a “typical” project that may look nothing like yours.
03Do you handle permits and building approvals?
Yes — the approvals route is part of the coordination we run. In Dubai that generally means the building permissions required for the works themselves, plus the requirements of the building's owners' association or developer, alongside the licensing the contractor must hold.
Exactly which approvals apply depends on what you are changing and which building you are in, so we confirm it against your scope before work starts rather than assuming it.
04Can you furnish and equip the unit as well?
Yes. Furniture, fixtures and equipment procurement is part of the service — specification, sourcing, ordering, delivery tracking and installation — including the unglamorous operational equipment a short-term rental needs to work from day one.
Styling and getting the unit ready to photograph are the final stage of the same programme, not a separate project you have to organise afterwards.
05Do you work outside Dubai?
Our work, our own portfolio and our contractor and supplier relationships are in Dubai, and so is our understanding of the approvals. That is where we are genuinely useful.
If your property is elsewhere, ask. The honest answer depends on the location and the scope, and if we are not the right people for it we will say so.
06Can you tell us whether a flip is worth doing?
Yes, and it sits alongside the project management. We walk the property with you and give a view on what is worth renovating, what the finished unit realistically resells for against comparable transactions, and whether the margin survives all of the costs. If it does not, we say so before you buy.
That view comes from doing it with our own money — the Greens project on this page is one of ours. It is commercial judgement on a renovation project, not financial or investment advice and not a valuation, and we do not provide, arrange or introduce financing or mortgages.
07Who is behind Lux Oasis Interiors & Renovation?
It is operated by Lux Oasis Advisory & Services LLC, TRN 104722180700003 — the same group that runs a DTCM-licensed short-term rental portfolio in JBR, Dubai Marina and Downtown Dubai.
The service exists because we kept doing this work on our own units first: renovating them, furnishing them, handing them over and then operating them. It is a standalone service line, and you can use it on its own.
There is no price list and no typical duration on this page on purpose. Both depend entirely on scope, and a number invented for a website would be wrong for your unit. The Greens figures above are what one completed project of our own actually did — not a quote, and not a forecast. Ask us properly
Next step
Every enquiry is handled personally.
Tell us the building, the unit and what you want it to do. No form to fill in, no automated sequence — a person reads it and answers with what the work would actually involve.
- 01Send the building, the unit type and photographs if you have them.
- 02We come back with what the work would involve and what we would need to see on site.
- 03If the scope suits a project manager, we say so. If it does not, we say that too.