30 April 2026 · Integrity Office
Most Melbourne office fit outs cost $850 to $1,400 per square metre plus GST. A basic fit out of a tenancy that already has ceilings, lights and air conditioning can be $500 to $850, and a premium fit out with custom joinery and feature ceilings $1,400 to $2,000 or more.
This guide shows what sits behind those numbers: costs by office size, what our own fit outs have cost, what pushes a budget up or down, the costs people forget, and how to set a budget before you sign a lease. All figures are indicative, exclude GST and are subject to a site inspection. Prices reviewed August 2026 against current Melbourne market rates.
Looking for someone to build it? Our office fitout service measures the tenancy, plans the layout with you and puts a fixed price in writing.
Office fit out cost per square metre
The rate per square metre comes down mostly to the standard of finish. These are the three levels we price to:
| Level | Cost per m² (ex GST) | What it usually includes |
|---|---|---|
| Essential | $500 to $850 | A practical fit out: basic ceiling and lighting, standard partitioning and straightforward finishes |
| Professional | $850 to $1,400 | Where most Melbourne office fit outs land: better joinery, improved acoustics, proper meeting rooms and a considered reception |
| Premium | $1,400 to $2,000+ | Custom joinery, feature ceilings and lighting, high-end finishes and bespoke furniture |
One office can mix levels. Many businesses put Premium finishes where clients see them, in reception and the boardroom, and Essential or Professional finishes in the work areas.
Office fit out cost by size
Multiplying the floor area by the rate gives a first budget:
| Office size | Essential | Professional | Premium |
|---|---|---|---|
| 100 m² | $50,000 to $85,000 | $85,000 to $140,000 | $140,000 to $200,000+ |
| 200 m² | $100,000 to $170,000 | $170,000 to $280,000 | $280,000 to $400,000+ |
| 300 m² | $150,000 to $255,000 | $255,000 to $420,000 | $420,000 to $600,000+ |
| 500 m² | $250,000 to $425,000 | $425,000 to $700,000 | $700,000 to $1,000,000+ |
| 1,000 m² | $500,000 to $850,000 | $850,000 to $1,400,000 | $1,400,000 to $2,000,000+ |
Treat these as a starting point. Small offices often cost more per square metre than the table suggests, and large open floors less, for the reasons below.
What our fit outs have cost
These are the published values of fit outs on our project pages. They show what the work cost when it was done and are not adjusted to today’s prices.
| Project | Size | What was built | Value | Per m² |
|---|---|---|---|---|
| Lifestyle Apartments, Docklands | 80 m² | A reception office: solid plaster walls, acoustic ceiling, reception desk, coffee and tea buffet, polished concrete floor, LED lighting, power, data and signage | $110,000 | about $1,375 |
| 4WD Supa Centre, Dandenong | 110 m² | Four managers’ offices, a large meeting room, staff kitchen, eight electric desks, a sales counter with timber feature panelling, furniture and joinery | $105,000 | about $955 |
| AMTL, Bayswater | 150 m² | Glass offices with acoustic wall panelling, 15+ electric desks with privacy screens, two meeting rooms and the existing reception desk refurbished for two | $185,000 | about $1,233 |
| Tasha Care, Northcote | 1,100 m² | A de-fit of a two-storey tenancy, then 10 managers’ offices, 12 consulting rooms, 4 podiatry rooms, open plan for 50+ staff, a three-person reception, new flooring, paint and upgraded toilets | $555,000 | about $505 |
The pattern is worth knowing before you budget. A small office still needs a reception, a kitchen, rooms, power and data, so those costs are spread over fewer square metres. A large floor spends more of its area on open plan workstations, which cost less per square metre than enclosed rooms.
Shell, existing fit out or second-hand fit out
Before finishes, the biggest thing that moves a fit out budget is what is already in the tenancy.
- A bare shell. No ceilings, lights, air conditioning distribution or floor coverings. Everything has to be built, so this costs the most.
- A base building fit out. Ceilings, lights, air conditioning and sprinklers are in, ready for your walls, joinery and furniture. This is a common starting point in office buildings.
- An existing fit out. The last tenant’s walls, kitchen and rooms are still there. If the layout suits you, keeping it can save a lot. If it does not, removing it adds a de-fit cost before the new work starts.
Ask the agent which of these you are getting before you compare tenancies. Two offices with the same rent can need very different fit out budgets.
What pushes a fit out cost up or down
- Enclosed rooms. Every office or meeting room needs walls, a door, lighting, power, data and usually air conditioning and fire services changes. A finished room usually costs $5,000 to $11,000 or more.
- Glass or plasterboard. Glass walls can cost up to double.
- Kitchens and breakout areas. Plumbing, joinery and appliances. A kitchen typically costs $8,000 to $15,000 or more.
- Services. Moving air conditioning, adding power and data, and changing sprinklers or exit lights add up quickly.
- Joinery and finishes. Laminate costs less than timber veneer or stone, and carpet tiles less than timber flooring.
- Furniture. New workstations and chairs cost around $1,500 per person. Reusing good furniture saves money.
- Building rules and timing. After-hours work, limited lift access and a tight deadline all add cost.
- The age of the building. Older buildings can hide problems with ceilings, wiring and plumbing, so keep more contingency.
Costs people forget to budget for
- Design and documentation, including the drawings the landlord and building surveyor need
- Building permit and building surveyor fees
- Landlord fees for reviewing your fit out drawings, which some leases include
- Data cabling, IT setup and moving servers, phones and printers
- Screens and video conferencing for meeting rooms
- Signage at the entrance and on the building directory
- Removalists and the downtime of the move itself
- Make good on the office you are leaving
Our guides to commercial fitout permits in Melbourne, landlord approvals and make good cover those steps in more detail.
Who pays for the fit out?
Usually the tenant pays for the fit out, and the landlord provides the base building. In many Melbourne leases the landlord also offers an incentive, such as a fit out contribution or a rent-free period, especially on longer leases or larger tenancies.
Negotiate this before you sign. It helps to have a rough fit out budget in hand when you talk to the agent, so you know what an incentive is worth to you. Talk to us before the lease is signed and we can help you work out a budget for the tenancy.
Fit out or refurbishment?
A fit out usually means fitting out a new or empty tenancy before you move in. A refurbishment improves the office you already have, often while the team keeps working. If you are staying put, our office refurbishment costs guide is the better guide, and our office refurbishment page explains how that work is staged.
How to set a fit out budget
- Count the people. Include the growth you expect over the lease.
- List the rooms. Offices, meeting rooms, reception, kitchen, storage and any special rooms.
- Pick a level for each area. Essential, Professional or Premium, and where each one applies.
- Multiply by the floor area. Use the table above for a first number.
- Add what is outside the rate. Furniture, IT, AV, signage, moving and fees.
- Keep a contingency. Some problems only show up once the ceiling comes down, more often in older buildings.
- Get a site measure before you commit. A measured, written price is worth far more than a rate per square metre.
For example, a 200 m² office at the Professional level comes to about $170,000 to $280,000 plus GST before furniture, IT and fees.
How we price an office fit out
We measure the tenancy, look at what is already there and what the building allows, and talk through how your team works. You get a written quote within two business days of the site measure. Once the scope is agreed, the price is fixed.
Office fit out cost questions
How much does an office fit out cost per square metre?
In Melbourne, most office fit outs cost $850 to $1,400 per square metre plus GST. A basic fit out can be $500 to $850, and a premium fit out $1,400 to $2,000 or more.
How much does it cost to fit out a 100 m² office?
About $85,000 to $140,000 plus GST at the Professional level, or $50,000 to $85,000 for a basic fit out. Small offices often land higher per square metre because the reception, kitchen and rooms are spread over less floor area.
What is the average cost of an office fit out?
There is no useful single average, because the size and the starting point vary so much. Most Melbourne fit outs land in the Professional range of $850 to $1,400 per square metre. Multiply that by your floor area for a first budget.
Who pays for an office fit out, the tenant or the landlord?
Usually the tenant, with the landlord providing the base building. Many landlords offer an incentive such as a fit out contribution or rent-free period, so negotiate it before you sign the lease.
What is the cheapest way to fit out an office?
Choose a tenancy whose existing fit out suits you, keep enclosed rooms to the ones you really need, use glass only where it matters, and reuse good furniture. Spend more in reception and meeting rooms, and keep the work areas simple.
Do I need a permit for an office fit out?
Often, yes, along with the landlord’s approval. Whether a building permit is needed depends on the work and the building, and the building surveyor confirms it. See our guide to commercial fitout permits in Melbourne.
Planning a fit out? Send us the address and a rough brief or call 1300 903 935. We answer enquiries within the hour during business hours, including from businesses that have not signed a lease yet.
