Office Fitout Costs Guide Australia 2026

What Determines Fitout Cost?

The cost of a commercial office fitout in Australia depends on several factors: the level of finish, the complexity of the design, the size of the space, and the current construction market conditions.

Budget Ranges (2026)

Basic Fitout: $800–$1,200/sqm

Suitable for cost-conscious tenants or short-term leases. Includes:

• Open plan layout with standard workstations
• Basic meeting rooms with plasterboard walls
• Standard commercial carpet and ceiling tiles
• Basic kitchen/breakout area
• Standard lighting and air conditioning modifications

Mid-Range Fitout: $1,200–$2,000/sqm

The most common range for professional services firms. Includes everything above plus:

• Mix of open plan and enclosed offices
• Higher quality finishes (timber, glass, feature walls)
• Designed breakout and collaboration spaces
• AV-equipped meeting rooms
• Reception area with branding
• Acoustic treatment

Premium Fitout: $2,000–$4,000+/sqm

For businesses where workplace design is a brand statement. Includes:

• Bespoke design with high-end materials
• Custom joinery and feature lighting
• Wellness rooms, training facilities, large-format AV
• Integrated technology and building automation
• Sustainability features (biophilic design, recycled materials)

What Landlords Contribute

Most landlords offer a fitout contribution (also called a tenant incentive or TI allowance) as part of the lease deal. In 2026, typical contributions range from $200–$800/sqm depending on the market and lease term.

This contribution is amortised over the lease term as part of the landlord's incentive package.

How to Manage Costs

• Start with a brief: A clear design brief prevents scope creep and re-work.
• Value engineering: Work with your designer to find cost-effective alternatives that achieve the same outcome.
• Include a 10–15% contingency: Unexpected costs are common in construction projects.
• Consider the base building condition: A warm shell (with completed ceilings, lighting, and air conditioning) saves significant cost compared to a cold shell.