How much does an office fitout cost in Sydney?
An office fitout in Sydney costs between about $1,200 and $3,500 per square metre in 2026, excluding GST, furniture and base-building work. The spread is the level of finish: a refresh of an existing office that keeps its services sits at the bottom; a full design with new partitions, meeting rooms, lighting, mechanical changes and feature joinery sits at the top.
Office fitout rates by level of finish
| Level of finish | $ per m² | Program on site |
|---|---|---|
| Basic | 1,200–1,800 | 4–6 weeks |
| Mid | 1,800–2,500 | 6–9 weeks |
| Premium | 2,500–3,500 | 9–14 weeks |
Per m² of floor area, design and construct, excluding GST, equipment and base-building work. Under 80 m² add about 15%.
Basic
Existing ceiling, lighting and air conditioning kept. New paint and carpet, minor partition changes, basic kitchenette and joinery, data cabling.
Mid
New partitions and glazed meeting rooms, new lighting layout, some mechanical rebalancing, proper kitchen and breakout joinery, acoustic treatment where needed.
Premium
Full architectural design, feature reception and joinery, new mechanical and electrical, specialist lighting, integrated AV, high-spec finishes throughout.
Worked examples
| Floor area | Basic | Mid | Premium |
|---|---|---|---|
| 100 m² | $120,000 – $180,000 | $180,000 – $250,000 | $250,000 – $350,000 |
| 250 m² | $300,000 – $450,000 | $450,000 – $625,000 | $625,000 – $875,000 |
| 500 m² | $600,000 – $900,000 | $900,000 – $1,250,000 | $1,250,000 – $1,750,000 |
All-in design-and-construct ranges from the September 2026 rates. Run your own floor area through the calculator.
What drives the number
- Meeting rooms and glazed partitions are the biggest single line in most office jobs.
- Moving air conditioning outlets or adding a supplementary unit for a boardroom costs more than most tenants expect.
- The base-building condition matters: a tenancy handed back in make-good state (open plan, painted, carpeted) saves $200–$400 per m² against a stripped shell.
- Data, security and AV are usually outside the builder's number — allow for them separately.
Approvals
Most office fitouts are exempt development under the NSW Codes SEPP: internal, non-structural work in a commercial building with no change of use. Fire services and electrical still need certification, and the building manager will want the fitout guide followed. A change of use — say a warehouse to an office — goes through a private certifier or council.
What these spaces look like
Get a fixed price for your office fitout
Send the floor area, the address and a few photos. Republic Design Build walks the site and comes back with one fixed price for design, construction and approvals.
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