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Office Fitout Cost Guide · Sydney & NSW · 2026Office Fitout Costs Sydney — What to Budget in 2026
Per-square-metre cost ranges, Cat A vs Cat B explained, and what drives the price variation — from a licensed Sydney commercial builder.
Direct answer: Office fitout costs in Sydney range from $800 to $2,500 per square metre depending on specification. A 300sqm mid-spec office fitout runs $360,000 to $570,000. A 500sqm premium fitout runs $900,000 to $1.25M. These are 2026 Category B fitout costs only — they do not include Cat A base building work, DA fees, or furniture and AV procurement.
Cost Ranges by Specification Level
| Specification | What’s Included | Cost per sqm |
|---|---|---|
| Basic / Cat B shell fitout | Partitions, carpet, basic lighting, kitchen, WCs | $800–$1,200 |
| Mid-specification | Meeting rooms, joinery, feature lighting, breakout space | $1,200–$1,800 |
| High specification | Premium joinery, specialty lighting, acoustic treatment, branded elements | $1,800–$2,500+ |
Category A vs Category B — What You’re Actually Paying For
Category A (Cat A) is the base-building fitout the landlord provides — HVAC distribution to zones, suspended ceiling grid, base lighting, fire services, and bathroom cores. Category B (Cat B) is the tenant fitout you commission: partitions, meeting rooms, kitchen, breakout spaces, custom joinery, flooring, specialist lighting, AV, and anything branded or bespoke.
Most office fitout quotes are Cat B only. When comparing quotes, confirm exactly what scope is priced. A Cat B fitout in a fully Cat A base costs less than the same fitout in a blank slab — the base services are already in.
What Adds Cost Beyond the sqm Rate
- Acoustic requirements: Meeting rooms, private offices, and call centres need acoustic wall and ceiling treatment — add $80–$150/sqm to those areas
- Structural changes: Any work touching the base building structure (penetrations, slab cuts, load-bearing work) requires engineering and council approval — adds time and cost
- Data and electrical fitout: High-density power and data to workstations, UPS, server rooms — $50–$120/workstation depending on density
- Hydraulics: Adding bathrooms beyond the base building provision, or new kitchen drainage points, requires hydraulic engineering and council approval
- End of trip facilities: Showers, lockers, and bike storage — increasingly required under NABERS and Green Star commercial fitout standards
Timeline: What to Expect
A 300–500sqm office fitout in Greater Sydney takes 10–14 weeks from design sign-off to practical completion, assuming Cat A base building work is complete. Add 4–8 weeks for DA or council exemption confirmation if structural or hydraulic work is involved. A programme agreed before contract execution is the most reliable way to hold a move-in date.
We take on office fitouts across Greater Sydney from 200sqm to full floor, design and construct or construct-only. Call Jay directly on 0451 151 336 for a project discussion.
Get an Office Fitout Quote
Licensed commercial builder. NSW Licence 355555C. $20M public liability. Jay responds personally within one business day.
State Property Development Pty Ltd · ABN 44 641 025 863 · Baulkham Hills NSW 2153