Deep retrofit: The key to unlocking the UAE’s net zero future

With half of Dubai’s building stock entering mid-life at the same time, deep retrofits are no longer optional. They are essential to protect asset value, deliver Grade A commercial real estate space, and secure the nation’s net zero ambitions.

Retrofitting is central to global net zero strategies. The International Energy Agency (IEA) estimates that at least 50% of existing buildings must be retrofitted by 2040 if the built environment is to reach net zero emissions by 2050.

For the UAE, the challenge is unique. The country’s meteoric urbanisation over the past 40 years has produced skylines of gleaming towers and vast master-planned communities. While these buildings may appear modern, much of this stock is now reaching a critical age. Around 30% of Dubai’s buildings were completed during the early 2000s construction boom, with another 20% dating back to the 1980s and 1990s. This means roughly half of the city’s stock is now between 25 and 40 years old, precisely the point at which major mechanical, electrical, and plumbing (MEP) systems approach the end of their lifecycle.

The challenge is twofold: first, to optimise relatively young assets before they drift into inefficiency and operational decline; and second, to plan deep retrofits for the first generation of towers that fuelled Dubai’s dramatic growth.

The emerging risk of stranded assets 

At 20-25 years, MEP systems are the first to show their age. Chillers and air handling units lose efficiency, controls become obsolete, and electrical systems struggle to cope with evolving tenant demands. Plumbing and drainage networks develop leakage risks and inefficiencies. These pressures result in escalating operational costs and reduced reliability. Compounding the challenge, façades often underperform thermally, and interiors no longer meet contemporary standards for adaptability, wellbeing, and sustainability.

The consequences extend beyond technical performance. Energy bills rise, while rental income and asset values stagnate or even decline as tenants gravitate to newer, higher-performing properties. The cumulative effect is the very real prospect of stranded assets, buildings that are increasingly expensive to maintain, difficult to lease, and unattractive to buyers.

Deep retrofit as the blueprint for the future 

Deep retrofit and asset repositioning provide a clear solution. This is far more than cosmetic refurbishment or replacing old for new; it is a holistic process that tackles building performance and market relevance together. It begins with comprehensive technical assessments of MEP systems, structure, façades, fire safety, and vertical transport supported by lifecycle planning to prioritise upgrades. It includes modernisation of core systems to cut energy use and operational costs, alongside redesign of layouts and amenities to reflect modern commercial and workplace needs.

The benefits extend well beyond sustainability. Owners and investors see reduced emissions, lower operating costs, improved occupant experience, stronger rental demand, and enhanced asset values. Crucially, deep retrofit is often significantly more cost-effective than wholesale redevelopment.

Technology makes this process more precise and scalable. Energy audits create performance baselines, while digital twins, building automation, and real-time monitoring help track efficiency gains and ensure accurate 'as-built' data for ongoing decision-making. With multi-disciplinary teams including MEP engineers, sustainability specialists, and asset managers, owners can map retrofit interventions across 10-to-30-year horizons, phasing works to align with capital planning.

Deep retrofit in practice: Al Maryah Tower 

The UAE already has a proven precedent. Al Maryah Tower in Abu Dhabi was once at risk of becoming a stranded asset. Instead, it underwent one of the region’s largest and most complex retrofits, including a complete HVAC overhaul, upgraded fresh air systems, and comprehensive building services improvements which included major life safety systems. The project was recognised as Retrofit Project of the Year 2025 and today stands as a scalable model for how the UAE can repurpose underutilised buildings, safeguard asset value, and advance its net zero commitments.

Act now to protect value and meet net zero 

For owners, developers, and investors in the UAE, the message is clear. With a significant portion of the nation’s building stock entering mid-life simultaneously, a coordinated retrofit programme is essential. Deep retrofit is not only a sustainability imperative but also a commercial necessity, ensuring buildings remain competitive, attractive to tenants, and aligned with the UAE’s net zero future.

Originally published in the October MEP Middle East magazine.