Every commercial fitout quote in Sydney looks different, even for tenancies of a similar size — and that's before you get to the invoice. If you're trying to budget for an office, medical centre or retail fitout, the honest answer is that cost depends on a handful of variables that matter far more than square metreage alone.
What actually drives the cost
Base building condition. A raw "cold shell" tenancy with no ceiling grid, no partitions and exposed services will always cost more to fit out than a tenancy with existing base-building infrastructure you can build on. Ask your agent for the base building specification before you budget anything.
Services and data cabling. Power, data and mechanical services coordination is one of the biggest hidden cost drivers in any fitout. The more workstations, meeting rooms or specialised equipment (medical, hospitality) you need serviced, the more electrical and data trade time gets built into the program.
Custom joinery vs modular systems. A reception desk or joinery feature wall built to your exact space will cost more upfront than a modular or pre-made alternative — but it's also built for your layout specifically, rather than approximated to fit. We cover this trade-off in more detail in our custom joinery vs flat-pack comparison.
Compliance and DA costs. Depending on your tenancy class and works scope, you may need a Development Application, a Construction Certificate, or centre management sign-off before work starts. These approval pathways carry their own cost and — more importantly — their own timeline risk.
Finish level. Paint-grade joinery, standard commercial carpet tile and basic fixtures sit at one end of the spectrum; feature timber veneers, natural stone benchtops and architectural lighting sit at the other. Finish level is usually where budgets move the most.
Indicative cost bands by tenancy type
Because every site and scope is different, we won't quote exact per-square-metre figures we can't stand behind for your specific project — but as a general pattern across the industry: office fitouts tend to sit in a low-to-mid range per square metre for a functional fitout, rising substantially for full custom joinery and premium finishes. Retail and food & beverage fitouts typically carry higher costs per square metre due to the concentration of joinery, services and compliance requirements in a smaller footprint. The only way to get a number you can actually rely on is a fixed-price quote based on your specific space and scope.
How fixed-price quoting protects you
The biggest risk in any fitout isn't the initial number — it's what happens after the invoice arrives. A fixed-price, itemised quote sets out what's included, what it costs and when each stage happens, before any work begins. If the scope changes once work is underway, that variation should be documented and signed off by you in writing before it's carried out — not discovered on a final invoice.
Questions to ask any fitout contractor before signing
- Is this quote fixed-price, or an estimate that could change?
- What's excluded from this quote (services upgrades, DA costs, signage)?
- Who is my single point of contact for the life of the project?
- Can you work after-hours or on weekends if my business needs to stay open?
- What happens to my program if council or landlord approvals are delayed?
If you're scoping a commercial fitout in Sydney and want a fixed-price, itemised quote rather than a rough estimate, our commercial fitouts team can walk your space and give you a specific program and cost breakdown.
Planning a commercial fitouts project in Sydney?
Send through your project details and we'll come back to you within two business days with a fixed-price quote.