Planning an office fitout is a big decision. It affects how your team works, how clients see your business, and how well your space holds up over the next lease term.
We have seen plenty of fitouts look simple during the first walk-through, then shift once services, access, compliance, building rules and hidden defects come into play. In Melbourne especially, an office fitout can be shaped by CBD loading restrictions, after-hours access, older building stock and landlord handover requirements.
So, how much does an office fitout cost in Australia in 2026? For most businesses, the answer sits between $800 and $3,500+ per square metre, depending on the city, scope and finish level.
Office Fitout Cost Per Square Metre in Australia
In 2026, most Australian office fitouts fall into three broad cost levels.
| Fitout Level | Typical Cost Per m² | Best Suited To |
| Basic fitout | $500 – $1,200 | Startups, short leases, simple office refreshes |
| Mid-range fitout | $1,200 – $2,200 | SMEs, professional offices, growing teams |
| Premium fitout | $2,500 – $3,500+ | Head offices, legal firms, client-facing spaces |
These figures are a starting point, not a final quote. A 200m² office with open-plan desks will cost far less than a 200m² office packed with meeting rooms, acoustic walls, custom joinery and upgraded services.
As we often say on site, “The floor area gives you the ballpark. The layout tells you the real story.”
Basic Office Fitout: Practical, Compliant and Cost-Focused
A basic fitout is about getting the space working without overcapitalising. It usually includes standard workstations, carpet tiles, basic painting, simple lighting upgrades and minimal changes to existing building services.
What a Basic Fitout Usually Includes
A basic fitout may cover:
- open-plan desks
- standard commercial flooring
- basic kitchen or breakout area
- simple meeting room
- minor electrical and data works
This type of fitout can work well for startups, temporary offices or businesses taking on a short lease. The key is to keep the layout simple. Every extra wall, door and service change adds cost.
Mid-Range Office Fitout: The Common Choice for Growing Businesses
A mid-range fitout is where many Australian businesses land. It gives staff a better place to work without pushing the budget into premium territory.
You might include sit-stand desks, glazed meeting rooms, acoustic panels, upgraded LED lighting, better breakout areas and more storage.
Why Mid-Range Fitouts Often Deliver the Best Value
This level works because it balances function, presentation and cost. A Melbourne accounting firm, for example, may need quiet meeting rooms for client calls, but not stone benchtops and custom timber walls everywhere.
In live office settings, we often stage works so the team can keep operating. No one wants a fitout dragging on for weeks because trades were not sequenced properly.
Premium Office Fitout: Built for Brand, Comfort and Client Impact
Premium office fitouts are common for head offices, executive suites, law firms and businesses that host clients often.
These projects may include custom joinery, high-end flooring, smart lighting, advanced AV, acoustic rooms, wellness spaces and café-style kitchens.
Where Premium Costs Add Up
Premium costs rise quickly because of the detail involved. Custom joinery needs design, shop drawings, fabrication and careful installation. Smart systems need coordination between electrical, data, AV and security trades.
The result can be impressive, but the planning needs to be tight from day one.
Office Fitout Costs by Australian City
Office fitout costs change from city to city. Labour availability, access rules, building age and local market demand all affect the final price.
| City | 2026 Indicative Cost |
| Sydney | From $2,665 per m² |
| Melbourne | From $2,607 per m² |
| Brisbane | From $2,548 per m² |
| Perth | From $2,453 per m² |
| Adelaide | $1,200 – $2,550 per m² |
Melbourne Fitout Cost Factors
Melbourne offices often come with specific site challenges. CBD buildings can have strict loading dock times. Older commercial buildings in established suburbs may hide services issues above ceilings or behind walls. Sudden rain can also expose roof leaks or water ingress before works begin.
We have walked into jobs where the visible office looked fine, but once ceiling tiles came out, the real work appeared: old cabling, tired ductwork and patchy repairs from previous tenants. That is why early site checks matter.
Where the Office Fitout Budget Goes
A square metre rate is useful, but it helps to know where the money is actually spent.
| Cost Area | Typical Share of Budget |
| Construction and interior build | 40% – 50% |
| Services and technical systems | 20% – 30% |
| Technology, security and connectivity | 10% – 15% |
| Planning and professional services | 8% – 12% |
| Site setup and preparation | 5% – 10% |
Construction and Interior Build
This includes walls, ceilings, flooring, partitions, doors, glazing and joinery. Partitions can cost around $200 to $600 per m², while flooring can range from $50 to $250 per m² depending on the finish.
Services and Technical Systems
Services can make or break the budget. HVAC, electrical works, lighting, fire services and data cabling all need proper coordination.
A simple new meeting room can affect air conditioning, sprinklers, lighting and data points. That is why “just add a room” is rarely just one trade.
Furniture and Workstations
Furniture is often budgeted per person. In 2026, many businesses should allow around $1,000 to $2,000 per staff member, depending on chair quality, desk type and storage needs.
Good chairs are worth it. Cheap task chairs can become a false economy if staff are uncomfortable within six months.
Cost Examples: 100m² and 500m² Offices
Here is a simple guide to how total costs may look.
| Office Size | Basic | Mid-Range | Premium |
| 100m² office | $30,000 – $50,000 | $50,000 – $80,000 | $80,000 – $150,000 |
| 500m² office | $150,000 – $250,000 | $250,000 – $400,000 | $400,000 – $750,000+ |
100m² Office Example
A 100m² startup office might include 8 to 12 desks, one small meeting room, a compact kitchen and basic storage. If the existing services are in good shape, the job can stay lean.
500m² Office Example
A 500m² office may include 30 to 60 desks, multiple meeting rooms, larger breakout zones, lockers, upgraded AV and a proper staff kitchen. At this size, trade coordination becomes more important because delays can stack up quickly.
Hidden Costs That Can Blow Out a Fitout Budget
Many businesses budget for desks, walls and finishes, but miss the costs around the edges.
Common Hidden Costs
Watch for:
- design and consultant fees
- engineering reports
- permits and building approvals
- private certification
- IT relocation
- temporary storage
- make-good works on the old office
- after-hours access costs
A make-good clause can be a real sting in the tail. If your previous lease requires you to remove partitions, reinstate flooring or patch ceilings, that cost needs to sit in the wider project budget.
What Drives Office Fitout Costs Up?
Fitout costs usually rise because of scope, services or site conditions.
1. Too Many Enclosed Rooms
Every meeting room adds walls, doors, hardware, lighting, air conditioning changes and acoustic treatment. Grouping rooms together can reduce service runs and save money.
2. Poor Existing Services
If the base building has weak power capacity or old HVAC, the budget can shift before any visible work starts.
3. Last-Minute Design Changes
Changes during construction cost more than decisions made early. Once trades are booked and materials are ordered, even small changes can slow the job.
4. Custom Joinery Everywhere
Custom joinery looks good, but it is one of the fastest ways to increase cost. Use it where it matters most, such as reception or client areas.
Practical Ways to Reduce Office Fitout Costs
You do not need to cut corners to save money. You need to make smart choices early.
Cost-Saving Checklist
- Keep the floor plan simple.
- Reuse existing furniture where it still works.
- Use modular workstations.
- Choose plasterboard over glass in low-visibility areas.
- Group meeting rooms together.
- Lock in decisions before construction starts.
- Stage non-essential upgrades later.
A Realistic Site Example
A business in inner Melbourne may want three glass meeting rooms spread across the office. On paper, it looks balanced. On site, it means more ductwork changes, more glazing, more doors and more trade movement.
By grouping the rooms together, the business can reduce services work and still get the same number of meeting spaces. That is where clear planning saves real money.
Office Fitout Timeline: What to Expect
Timelines vary, but a typical office fitout may follow this pattern.
| Stage | Typical Timeframe |
| Site inspection and brief | 1 week |
| Design and costing | 2 – 4 weeks |
| Approvals and landlord sign-off | 2 – 6 weeks |
| Construction | 3 – 12+ weeks |
| Defects and handover | 1 week |
In occupied offices, timelines may stretch because noisy work needs to happen after hours. In CBD buildings, delivery windows and lift bookings also affect the program.
Office fitout costs in Australia in 2026 can range from a modest refresh to a major workplace upgrade. The safest way to plan is to start with a clear scope, understand the condition of the building and allow for hidden costs before signing off the budget.
A good fitout should support the way your team works, meet compliance needs and hold up through daily use. Get the planning right early, and you are far less likely to face nasty surprises once the job is underway.
