An office fitout in Australia typically costs between $500 and $3,000 or more per square metre. The final number depends on fitout tier, space condition, and project scope. We see basic open-plan fitouts for small commercial tenancies sit at the lower end.
A fully specified, high-end corporate environment with custom joinery, integrated technology, and premium finishes pushes well beyond that range. Understanding where your project sits within that spectrum is the foundation of any realistic fitout budget. We walk through every tier below.
What Does an Office Fitout Cost in Australia?
Office fitout costs in Australia vary widely based on the level of finish, the condition of the existing space, and the complexity of the brief. As a general guide, we break fitout pricing into three tiers: budget, mid-range, and premium. Each tier reflects a different combination of materials, trades, and design intent, and each carries a different per-square-metre cost.
Base-Level Fitout Costs (Budget Tier)
A budget office fitout typically costs between $500 and $1,000 per square metre. This tier suits businesses fitting out a space that already has functional services, including existing lighting, basic HVAC, and compliant amenities.
Work at this level generally covers carpet or vinyl flooring, painted plasterboard partitions, standard workstations, and minimal joinery. We commonly see this tier chosen for small tenancies, short-term leases, or businesses prioritising function over brand expression. For a 200 sqm office, a budget fitout could range from $100,000 to $200,000 before contingency, according to the Property Council of Australia’s commercial fitout benchmarks.
Mid-Range and Premium Fitout Costs
Mid-range fitouts typically cost between $1,000 and $2,000 per square metre. This tier introduces higher-quality finishes, purpose-built meeting rooms, acoustic treatment, and more considered lighting design.
Premium fitouts target corporate headquarters, professional services firms, or design-led environments. These regularly exceed $2,000 to $3,000+ per square metre.
At this level, custom joinery, integrated AV systems, feature ceilings, and high-specification flooring are standard. A 500 sqm premium fitout can comfortably reach $1.5 million or more before FF&E and technology procurement.
Understanding the cost ranges is only part of the picture. How we scope and plan the project determines whether the budget holds through to practical completion or erodes under the weight of unplanned variations.
Office Fitout Cost by Category
Breaking costs down by category helps us set realistic expectations before design begins. The table below reflects typical per-square-metre ranges across the three tiers.
| Category | Budget Tier | Mid-Range Tier | Premium Tier |
| Flooring | $40–$80/sqm | $80–$150/sqm | $150–$300+/sqm |
| Partitions & Joinery | $100–$200/sqm | $200–$400/sqm | $400–$800+/sqm |
| Lighting & Electrical | $60–$120/sqm | $120–$220/sqm | $220–$400+/sqm |
| HVAC & Mechanical | $80–$150/sqm | $150–$300/sqm | $300–$600+/sqm |
| FF&E (furniture, fixtures, equipment) | $50–$100/sqm | $100–$250/sqm | $250–$600+/sqm |
These figures shift depending on base build condition and the specific trades required. We always recommend requesting an itemised quote broken down by category, not just a single per-sqm figure.
What Factors Influence Office Fitout Costs?
Several variables move fitout costs up or down independently of finish level. Knowing these factors before committing to a budget prevents the most common planning mistakes.
Space Size, Condition, and Configuration
Larger spaces benefit from economies of scale. We see the cost per square metre vary significantly between a 100 sqm tenancy and a 1,000 sqm floor plate.
Equally important is the condition of the base build. A space delivered as a warm shell, with services roughed in and concrete floors exposed, costs more to fit out than a space with existing partitions, ceiling grids, and functional amenities. Irregular floor plates, structural columns, and poor natural light also add cost by requiring design solutions that a straightforward rectangular space does not.
Fitout Scope – Partitions, Joinery, and Services
The scope of work is the single largest cost variable we manage on any project. A fitout that requires new hydraulics, upgraded electrical capacity, or full HVAC replacement carries a fundamentally different cost structure than one that reuses existing services.
Partitioning systems, joinery, and specialist rooms, such as server rooms, boardrooms, and wellness spaces, each add cost in proportion to their specification. Every item added to the scope is a cost decision, not just a design one.
Does Location Affect Office Fitout Costs?
Sydney fitout costs typically sit at the higher end of the national range due to labour rates and building compliance requirements. Melbourne and Brisbane often track slightly lower, though premium-grade fitouts converge closer together across all three cities.
CBD locations also carry higher logistics costs, including loading dock access restrictions and after-hours work requirements. We factor these into every Sydney-based quote from the outset.
Office Fitout Process and Timeline
Understanding the process helps explain where costs accumulate. We typically move through concept design, detailed design and documentation, tender and contractor selection, construction, and practical completion.
Each stage carries its own cost commitment. Design and documentation fees usually sit between 5% and 12% of the total construction cost, depending on project complexity, based on Australian Institute of Architects fee guidance.
Delays at any stage compound cost. Extended construction periods increase preliminaries, site holding costs, and rent overlap between old and new premises.
Landlord Incentives and Lease Contributions
Many commercial landlords offer a fitout contribution as part of lease negotiations, particularly on longer terms. This contribution can offset a meaningful portion of the total fitout budget.
We always recommend clarifying the incentive structure before finalising fitout scope. A contribution tied to base building standard items differs significantly from one that covers tenant-specific joinery and technology.
Hidden Costs That Blow Office Fitout Budgets
Budget overruns are rarely random. They follow predictable patterns that we, as experienced fitout contractors, recognise immediately.
The most common hidden costs include building owner consent fees, make-good obligations at lease end, authority approvals, and asbestos or hazardous material remediation in older buildings. Builders’ preliminaries, project management fees, and consultant costs, including architects, engineers, and certifiers, are frequently underestimated or excluded from early budget estimates.
A contingency allowance of 10% to 15% of the total construction budget is not conservative. It is standard practice on any fitout where the base build condition has not been fully investigated, a point reinforced by the Master Builders Association’s project risk guidance.
Choosing the Right Fitout Contractor
Comparing quotes on a single per-sqm figure alone leads to poor decisions. We encourage clients to request an itemised breakdown by category, confirm what is included in preliminaries, and clarify how variations are priced before signing.
A contractor who investigates the base build condition upfront, rather than assuming standard conditions, delivers a far more reliable budget. That diligence early in the process is what protects the number through to practical completion.
Conclusion
Office fitout costs in Australia range from $500 to $3,000+ per square metre, shaped by fitout tier, space condition, and project scope. Budget accurately and the number is manageable. Underestimate the variables and costs compound quickly.
Homeowners, investors, and business owners who plan fitouts with a clear scope, realistic contingency, and an experienced contractor consistently achieve better outcomes, on budget and on schedule.
At Sydney Home Renovation, we help clients build fitout budgets that reflect reality from day one. Contact our team to start your project with a clear, honest cost plan.
Frequently Asked Questions
How long does an office fitout take in Australia?
A standard office fitout takes between 6 and 16 weeks depending on scope, size, and approval requirements. Complex or large-scale fitouts with significant services work can extend beyond that timeline.
What is included in an office fitout?
An office fitout typically includes partitioning, flooring, ceiling systems, lighting, joinery, electrical and data, HVAC, and amenities fit-out. The exact scope depends on the base build condition and the client brief.
Can I reduce office fitout costs without sacrificing quality?
Yes. Prioritising flexible, open-plan layouts, reusing existing services where compliant, and selecting mid-range finishes in low-traffic areas are proven strategies for reducing cost without compromising the overall result.
Do I need council approval for an office fitout in Australia?
Most commercial fitouts require a Development Application or Complying Development Certificate, depending on the scope and local council requirements. Your fitout contractor or certifier can confirm the correct approval pathway early in the process.
What is the difference between a base build and a fitout?
A base build is the landlord’s delivery of the shell, including structure, core services, and building envelope. A fitout is the tenant’s work to make that shell functional and fit for purpose, including partitions, finishes, joinery, and fit-for-use services.
