What moves the price
| Factor | Why it matters |
|---|---|
| Starting condition | An empty shell needs far more than an office with usable ceilings, lighting and air-conditioning. |
| Rooms versus open plan | Every office, meeting room and partition adds walls, doors, ceilings and services. |
| Joinery, kitchens and amenities | Reception counters, kitchens and accessible toilets are among the bigger items. |
| Services | Changes to air-conditioning, power, data and fire services by licensed trades. |
| When the work happens | After-hours and weekend work keeps you trading but costs more. |
| Landlord and building rules | Design criteria, approved contractors and building rules affect methods and materials. |
Costs people forget to budget for
- Design and documentation if you do not have drawings
- Landlord review fees and building approval
- Fire services and air-conditioning changes
- Furniture, IT equipment and signage
- After-hours work and building access charges
- Make good at the end of the lease
What a fit-out budget covers, and what usually sits outside it
| Usually in the fit-out | Often separate | |
|---|---|---|
| Walls and ceilings | Partitions, glazing, doors and ceilings | Furniture and IT |
| Fixtures | Joinery, kitchens and amenities | Signage manufacture |
| Finishes | Flooring and painting | Landlord and authority fees |
| Services | Power, data, lighting, air-conditioning and fire changes | Make good at lease end |
Why Canberra costs more
The dearest fit-out market in Australia
Industry guides point to construction costs, a tight labour market and the standard expected by government and professional tenants. That's why we break every quote down line by line.
Source: Cushman & Wakefield, Australian office fit-out cost guide
Start early, save money
Rushing to make an opening date means overtime, after-hours premiums and paying more for materials that can be delivered fast. Giving the job a sensible programme is one of the cheapest savings there is.
How to keep your fit-out on budget
- Use what is already there. Keeping usable ceilings, lighting and air-conditioning saves the most.
- Go open plan with a few well placed rooms instead of lots of small offices.
- Lock in the design before pricing, so the quote is not full of allowances.
- Start early, so you are not paying for rush work to make an opening date.
Questions people ask about fit-out costs
Why is Canberra so expensive for fit-outs?
Industry guides point to construction costs, labour availability and the standard expected by government and professional tenants. That is why clear, itemised pricing matters so much here.
What is the difference between Cat A and Cat B?
Cat A is the landlord's base build: ceilings, lighting, air-conditioning and floor finishes. Cat B is everything that makes it your space, like partitions, meeting rooms, kitchens and joinery.
How long does a fit-out take?
Small offices and shops often take 3 to 6 weeks on site, and larger fit-outs 8 to 12 weeks or more, plus design and approvals before that.
Can a fit-out happen while we keep trading?
Often, by staging the work and moving noisy jobs after hours. It adds some time and cost but saves closing your doors.
A guide only. This is general information, not a quote or financial advice. Your price depends on your design, your site and what you choose.