How much does a food court fitout cost in Sydney?
A food court tenancy fitout in a Sydney shopping centre costs between about $4,000 and $7,500 per square metre in 2026, excluding GST and cooking equipment. Most food court tenancies are small — typically 30–60 m², with around 40–50 m² the norm and the seating supplied by the centre — but they carry a full commercial kitchen, an exhaust and fire-suppressed canopy, a grease arrestor and a branded servery in a very tight space, built to the centre's design rules and largely after hours. That is why they are the dearest fitout per square metre, even though the total is modest.
Food court fitout rates by level of finish
| Level of finish | $ per m² | Program on site |
|---|---|---|
| Basic | 4,000–5,000 | 6–8 weeks |
| Mid | 5,000–6,000 | 8–10 weeks |
| Premium | 6,000–7,500 | 10–14 weeks |
Per m² of floor area, design and construct, excluding GST, equipment and base-building work. Under 80 m² add about 15%.
Basic
A food tenancy taking over a food tenancy: exhaust, grease arrestor and services kept, new servery counter, menu boards, finishes and lighting.
Mid
Re-planned kitchen behind the existing exhaust, new canopy and fire suppression, new servery and shopfront, signage to the centre's design criteria.
Premium
A food tenancy in a former shop or a new centre: new exhaust connection to the centre riser, grease arrestor, hydraulics, three-phase power, full brand fitout and feature lighting.
Worked examples
| Floor area | Basic | Mid | Premium |
|---|---|---|---|
| 30 m² | $138,000 – $172,000 | $172,000 – $207,000 | $207,000 – $259,000 |
| 45 m² | $207,000 – $259,000 | $259,000 – $310,000 | $310,000 – $388,000 |
| 60 m² | $276,000 – $345,000 | $345,000 – $414,000 | $414,000 – $517,000 |
All-in design-and-construct ranges from the September 2026 rates. Run your own floor area through the calculator.
What drives the number
- The kitchen exhaust and canopy fire suppression, connected to the centre's exhaust riser to the landlord's specification.
- Centre requirements: the landlord's design criteria, approved contractors, insurances, after-hours and weekend work, and a centre fitout bond.
- Small floor area: the fixed costs (exhaust, services, shopfront, approvals) are spread over 30–60 m², so the rate per m² is high.
- Cooking equipment, fridges and the POS system are bought separately — allow $60,000–$150,000 on top.
Approvals
A food tenancy replacing a food tenancy in a shopping centre is usually complying development through a private certifier, plus council food-premises registration and a Sydney Water trade waste approval. The landlord's own design approval runs first and can take as long as the certifier. A first food use in a former shop tenancy may need a DA, depending on the centre's consent.
Exempt, CDC or DA — the full guide · DA or CDC · Change of use
Where the money goes
| Trade | Share | On a 45 m² mid-finish job |
|---|---|---|
| Kitchen exhaust, fire suppression and mechanical | 24% | $59,000 |
| Hydraulics, grease arrestor and gas | 14% | $35,000 |
| Servery counter, menu boards and joinery | 18% | $45,000 |
| Shopfront, signage and lighting | 12% | $30,000 |
| Electrical and three-phase | 10% | $25,000 |
| After-hours work and centre requirements | 8% | $20,000 |
| Design, centre approvals and preliminaries | 14% | $35,000 |
Typical split of a mid-finish price; the shares move with the building and the brief. Excludes GST.
Which kind of food court fitout is yours?
| Type | Where it sits | Why |
|---|---|---|
| Food tenancy replacing a food tenancy | Basic to mid | Exhaust, grease arrestor and services in place: servery, menu boards and finishes are the job. |
| Franchise or brand rollout | Mid | The brand manual sets the kitchen, counter and signage; the centre sets the hours and contractors. |
| Coffee or juice kiosk | Basic to mid | A small island or counter unit with no cooking hood; the cheapest food outlet in a centre. |
| First food use in a former shop | Premium | New exhaust connection, grease arrestor and hydraulics from scratch, and often a new consent. |
| Dessert or bubble tea | Basic | Display fridges and a counter, little or no cooking; services are light. |
What these spaces look like
Questions people ask about food court fitouts
What is a food court outlet called in Australia?
Shopping centres and leasing agents call it a food court tenancy (or food court outlet). A kiosk is the smaller island unit in the mall itself, usually for coffee, juice or non-food retail.
How big is a food court tenancy?
Usually 30–60 m², with around 40–50 m² typical in a Sydney shopping centre. The seating is common area supplied by the centre, so the tenancy is almost all kitchen and servery.
What does a 45 m² food court fitout cost?
About $207,000 to $259,000 at basic finish, $259,000 to $311,000 at mid and $311,000 to $388,000 at premium in 2026, excluding GST and cooking equipment.
Why does it cost more per m² than a cafe?
The same kitchen services — exhaust, fire suppression, grease arrestor, hydraulics — in a much smaller space, plus the centre's design rules, approved trades and after-hours work.
How long does a food court fitout take?
Six to eight weeks on site for a food tenancy taking over a food tenancy, eight to ten for mid finish, ten to fourteen for premium. The centre's design approval comes before that.
Get a fixed price for your food court fitout
Send the floor area, the address and a few photos. City Fitouts walks the site and comes back with one fixed price for design, construction and approvals.
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