Cost ranges by fitout type
Basic / refresh
$800 – $1,200 per m²New paint, carpet or vinyl, minor partitioning, reuse of existing services and furniture. Suits a tenant taking over a space that is already in good condition.
Mid-range fitout
$1,200 – $2,000 per m²New floor plan, meeting rooms and offices, upgraded lighting and HVAC zoning, new workstations, kitchen and breakout areas. The most common scope for Sydney commercial tenancies.
High-end fitout
$2,000 – $3,500+ per m²Feature joinery, glazed partitioning, premium finishes, AV and boardroom technology, bespoke reception and full base-build services upgrades.
Warehouse fitout
$400 – $1,200 per m²Engineered mezzanines, pallet racking, epoxy flooring, bollards and safety infrastructure, plus a small office or amenities component.
Ranges are indicative for Sydney metropolitan projects and exclude GST. A 400 m² office at mid-range pricing sits roughly between $480,000 and $800,000.
What drives the price
Base building condition
A warm shell with existing services costs far less than a cold shell needing new HVAC, sprinklers and electrical distribution.
Services and compliance
Mechanical, fire, hydraulic and electrical upgrades are usually the biggest single line item and the easiest to underestimate.
Joinery and finishes
Custom reception desks, feature ceilings and glazed partitions can move a project a full tier on their own.
Programme and access
After-hours work, lift bookings and strict building rules in CBD towers add labour cost.
Make-good obligations
Your lease may require returning the space to its original condition — budget it at the start, not the end.
Furniture and technology
Workstations, chairs, AV and cabling are often quoted separately; allow roughly $1,500 – $4,000 per workstation.
How to budget your fitout
- 1. Confirm your area and headcount. Allow roughly 8–12 m² per person for an open-plan office including meeting and breakout space.
- 2. Check the lease. Identify any landlord contribution, fitout incentive and make-good obligation before you set a number.
- 3. Get a concept design first. A plan lets contractors price the same scope, so quotes are actually comparable.
- 4. Hold a 10% contingency. Base-building surprises are common, particularly in older Sydney stock.
- 5. Price furniture and IT separately. Then decide whether to bundle them into the one contract for simpler coordination.
Frequently asked questions
How much does an office fitout cost per square metre in Sydney?
Most Sydney office fitouts land between $1,200 and $2,000 per square metre in 2026. A light refresh can be done from around $800 per m², while a high-end fitout with feature joinery and AV can exceed $3,500 per m².
How long does an office fitout take?
Design and documentation typically takes 3–6 weeks, approvals 2–4 weeks, and construction 6–12 weeks for a mid-sized tenancy. A 500 m² office is usually complete within four to five months from first brief.
What does a warehouse fitout cost?
Warehouse fitouts generally run $400 – $1,200 per m², depending on how much mezzanine structure, racking and epoxy flooring is involved, plus any office or amenities component.
Is furniture included in a fitout quote?
Not always. At FD Fitouts we can supply and install workstations, chairs and breakout furniture as part of one contract, so there is a single point of accountability instead of separate suppliers.
Who pays for the office fitout — landlord or tenant?
It depends on the lease. Landlords often provide a fitout contribution or incentive for longer leases, while the tenant funds anything above that allowance. Make-good obligations at end of lease are usually the tenant's cost.
Want a number for your space?
Send us your floor area, location and rough brief. We'll come back with a scope, timeline and fixed-price proposal within days.
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