Planning an office fitout involves more than choosing furniture, colours and layouts. Understanding the costs behind each part of the project is equally important when setting a realistic budget.
Read on to learn more about office fitout costs in Melbourne, the factors that influence quotes and how to compare proposals before committing to a contractor.
Understanding Office Fitout Costs in Melbourne
The cost of an office fitout in Melbourne depends on the size of the workplace, its existing condition, design requirements and the level of finish you want to achieve. A basic refurbishment involving new flooring, painting and minor improvements will generally cost less than a complete transformation with meeting rooms, custom joinery and upgraded building services.
Industry benchmarks can help businesses establish an initial budget. For example, Cushman & Wakefield’s 2026 Asia Pacific Office Fit Out Cost Guide places the average Melbourne office fitout cost at approximately $2,535 per square metre, based on December 2025 pricing.
However, this is an indicative industry benchmark rather than a fixed contractor rate. Actual costs can vary depending on the project scope and what the quoted price includes.
When reviewing an office fitout Melbourne proposal, consider the following:
Size of the office: Larger workplaces generally require more materials, labour and installation work.
Design requirements: Custom layouts, private offices and specialised workspaces can increase costs.
Material selection: Premium flooring, glass partitions and custom finishes affect the overall budget.
Building condition: Existing electrical, mechanical and structural conditions can influence the amount of work required.
Project complexity: Additional approvals, specialist installations and restricted working hours can increase expenses.
Understanding these factors makes it easier to assess a quote based on the actual work involved rather than focusing only on the final figure.
Office Fitout Cost Per Square Metre: What Influences the Price?
The office fitout cost per square metre is a useful starting point when estimating the investment required for a new workplace. However, two offices with identical floor areas can have very different project costs.
For example, an open-plan workplace with shared desks and a small meeting area will have different requirements from an office with multiple private rooms, reception areas and customised facilities.
Here are some important factors that influence the cost.
1. Office Layout and Space Planning
The way a workplace is organised affects the amount of construction and installation required.
Open-plan layouts generally require fewer internal partitions, while offices with enclosed meeting rooms, private workspaces and breakout areas need additional materials and labour.
A well-planned layout can also help businesses use their available floor space more effectively without spending unnecessarily on additional construction.
2. Materials and Finishes
Material selection has a direct impact on the project budget. Standard carpet tiles, basic lighting and practical furniture may suit businesses looking for a functional workplace.
Premium flooring, acoustic treatments, designer lighting, glass partitions and customised joinery can increase the overall investment.
The important consideration is choosing materials that suit the workplace’s daily requirements, durability expectations and budget.
3. Electrical, Mechanical and Technology Requirements
Office fitouts often involve more than visible construction work. Electrical systems, lighting, air conditioning, data cabling and meeting room technology also contribute to the final cost.
Businesses introducing additional workstations or technology-enabled meeting spaces may require changes to existing services.
These requirements should be assessed early so they can be included in the initial budget rather than appearing as unexpected expenses later.
4. Existing Office Condition
The condition of the tenancy can significantly affect the amount of work required.
An existing office with usable partitions, flooring and services may need only selected upgrades. An empty tenancy or outdated workplace may require demolition, new installations and additional preparation.
Assessing the existing space before requesting a detailed quote helps identify potential costs and avoid unnecessary replacement work.
Cat A vs Cat B Fitout: Understanding the Difference
One common reason office fitout quotes vary is the difference between Cat A and Cat B fitouts. These terms describe different stages of workplace preparation, and they should not be treated as interchangeable when comparing prices.
1. Cat A Fitout
A Category A (Cat A) fitout generally refers to the basic condition in which a landlord hands over a commercial office space to a tenant.
It commonly includes base-building elements such as:
Basic ceiling systems
Raised access flooring or floor finishes
Base lighting installations
Essential mechanical and electrical services
Fire safety infrastructure
Basic building facilities
The exact inclusions depend on the building and lease agreement.
Cat A spaces provide a starting point for tenants but may not have the workplace layout, furniture or facilities needed for everyday business operations.
2. Cat B Fitout
A Category B (Cat B) fitout transforms the basic tenancy into a functional workplace designed around the business’s requirements.
It can include:
Reception areas and waiting spaces
Workstations and private offices
Meeting and conference rooms
Kitchen and breakout facilities
Internal partitions and glass walls
Custom joinery and storage
Furniture, lighting and technology installations
Cat B projects generally involve more tenant-specific design and construction work.
Why the distinction matters: A contractor quoting for Cat A works is not necessarily offering the same scope as one providing a complete Cat B workplace. Always confirm the fitout category and detailed inclusions before comparing prices.
Why Office Fitout Quotes Differ So Much
Receiving multiple quotes for the same office can be confusing, particularly when the price difference is significant. However, contractors may be calculating different scopes of work, using different materials or allowing for different project requirements.
Understanding the reasons behind these differences can help businesses make better decisions.
1. Different Project Scopes
One contractor may include design, construction, furniture and project management, while another may only price the construction component.
For example, a quote covering partitions, flooring and painting cannot be directly compared with a turnkey proposal that also includes electrical services, workstations, joinery and final handover.
Check that every contractor is pricing the same requirements.
2. Different Material Specifications
Quotes can vary depending on the quality and type of materials selected.
One proposal may allow for standard carpet tiles and basic partition systems, while another includes premium finishes, acoustic glass and customised joinery.
Ask contractors to specify the materials, brands, finishes and quantities included in their proposals. This makes it easier to identify the reasons behind price differences.
3. Labour and Project Management
The cost of labour, subcontractors and project supervision also influences the final amount.
Some contractors include dedicated project management, site coordination and quality inspections within their pricing. Others may charge these services separately.
A clearly managed project can help reduce communication gaps and improve coordination between different trades.
4. Building Access and Site Conditions
Commercial buildings often have specific requirements for construction work.
These may include restricted working hours, loading dock bookings, lift access, building management approvals and additional site protection.
Older buildings may also require more extensive upgrades to existing services or building infrastructure.
Such conditions can affect labour requirements, project scheduling and overall costs.
5. Exclusions and Additional Charges
A lower quote may appear attractive initially, but it may exclude important project components.
For example, design fees, permits, consultant services, furniture, technology installations and waste removal may be priced separately.
Always review the exclusions section carefully to understand the complete financial commitment.
How to Compare Office Fitout Quotes Before Signing
An office fitout quote comparison should focus on the overall value, scope and quality of work rather than simply choosing the lowest price.
Before accepting a proposal, review the following details.
| What to Check | What to Look For |
|---|---|
| Project scope | A clear description of all proposed work |
| Design and planning | Space planning, drawings and design documentation |
| Materials | Product specifications, finishes and quantities |
| Construction | Partitions, flooring, ceilings, painting and joinery |
| Services | Electrical, lighting, air conditioning, data and AV |
| Furniture | Workstations, seating, storage and installation |
| Approvals | Permit requirements and landlord approvals |
| Project timeline | Estimated start date and completion schedule |
| Additional costs | Exclusions, provisional allowances and potential variations |
| Payment terms | Deposit, progress payments and final payment conditions |
| Handover | Defect management and relevant compliance documentation |
Questions to Ask Before Accepting a Quote
A detailed discussion with the contractor can help clarify important details before the project begins.
Consider asking:
Does the quoted price include design and project management?
Are all materials and installation costs included?
Are permits and landlord approvals covered?
What work is excluded from the proposal?
How are variations and unexpected expenses handled?
What happens if the project takes longer than expected?
What documentation will be provided at handover?
Getting clear answers in writing helps establish realistic expectations and reduces the likelihood of misunderstandings during construction.
Planning a Realistic Fitout Budget in Melbourne
A well-prepared fitout budget Melbourne businesses can work with should account for the entire project rather than construction costs alone.
Start by identifying your workplace requirements, including staff numbers, workstations, meeting rooms, reception facilities and storage needs.
Next, assess the existing tenancy to determine what can be retained and what needs replacing. Reusing suitable partitions, flooring or furniture may help reduce unnecessary expenses.
It is also important to consider costs that may sit outside the main construction quote.
These can include:
Design and professional consultant fees
Building permits and certification
Furniture and loose equipment
IT, data and audiovisual installations
Signage and branding
Building management charges
GST, where not already included
Future maintenance and lease-end reinstatement obligations
Keeping a contingency allowance for unexpected work can also help businesses manage changes without putting pressure on the entire budget.
Using an Office Fitout Cost Calculator for Initial Planning
An office fitout cost calculator can help businesses develop an initial understanding of their potential project investment.
While it cannot replace a detailed assessment or contractor quote, it provides a useful starting point when planning a new workplace.
Office Vision offers an online fitout cost calculator that considers several project details, including:
Available office floor area in square metres
Number of staff
Existing space requirements
Preferred work environment
Selected fitout level
Future business growth requirements
The calculator provides an approximate estimate based on the information supplied. The actual project cost may change once the design, materials and construction requirements are finalised.
For a more accurate budget, businesses should arrange a project assessment and discuss their requirements with an experienced fitout team.
Why Choose Office Vision?
Choosing the right fitout partner can make a significant difference to the planning, construction and delivery of your workplace.
Office Vision provides turnkey commercial office fitout solutions across Melbourne and regional Victoria, bringing design and construction services together under one contract.
With more than 25 years of experience, the team supports businesses through different stages of workplace transformation.
End-to-end solutions: Design, planning, construction and handover managed by one team.
Tailored workplace design: Layouts developed around business operations and staff requirements.
Project coordination: Management of construction, subcontractors and approvals.
Budget planning: Progressive cost planning as the project design develops.
Compliance support: Assistance with relevant permits, certification and landlord approvals.
Final Thoughts
Understanding why office fitout quotes vary is essential when planning a workplace upgrade in Melbourne. Differences in project scope, materials, building conditions and service requirements can significantly influence the final price. Comparing detailed proposals helps businesses identify what they are paying for and avoid unexpected expenses.
Before signing a contract, take time to review every inclusion, exclusion and payment condition. Office Vision can help businesses plan their workplace requirements, understand their budget and manage the fitout process from initial design through to final handover.
FAQs About Office Fitout Costs in Melbourne
1. How much does an office fitout cost in Melbourne?
Office fitout costs in Melbourne depend on the office size, design, materials and construction requirements. The 2026 industry benchmark is approximately $2,535 per square metre, but the actual cost varies depending on the project scope and specifications.
2. Why do office fitout quotes differ so much?
Quotes vary because contractors may include different materials, labour, design services and project management. Some cover basic construction, while others include furniture, electrical work, approvals and complete project handover.
3. What is included in a fitout quote?
A fitout quote may cover design, space planning, demolition, partitions, flooring, ceilings, painting, electrical work, lighting, air conditioning and furniture. Always check the exclusions, GST and additional charges before accepting a proposal.
4. What is the difference between Cat A and Cat B office fitouts?
A Cat A fitout provides basic building infrastructure, including ceilings, lighting and essential services. A Cat B fitout creates a functional workplace with customised layouts, workstations, meeting rooms, reception areas, furniture and finishes.
5. How can I reduce my office fitout budget in Melbourne?
You can reduce costs by reusing suitable existing materials, selecting practical finishes and planning the office layout efficiently. Comparing detailed quotes and identifying additional charges early can also help keep your project within budget.
