How Much Does a Commercial Fitout Cost in Brisbane? (2026 Price Guide)
A commercial fitout is one of the largest capital decisions a business makes, and "how much will it cost?" is almost always the first question. The honest answer is that the cost depends on your space, your scope and your standard of finish — two fitouts of the same floor area can differ by a factor of three.
This guide gives you indicative 2026 price ranges for the Brisbane and South East Queensland market, broken down by fitout type and finish level. Use the numbers below to set an early budget and a realistic expectation, then get a fixed-price quote for your specific space before you commit.
All figures are ex-GST, expressed per square metre of tenancy, and reflect the SEQ market at the time of writing. They are indicative only — every project differs, and the only number you should rely on is a written fixed-price quote for your tenancy.
What drives commercial fitout cost
Fitout cost is driven by three things: how much you build, how good it looks, and how hard it is to do. A bare open-plan office with carpet, paint and a few meeting rooms sits at the bottom of the range. A chef-designed restaurant with a full commercial kitchen, custom joinery and feature finishes sits at the top.
Because of that spread, the most useful way to budget early is per square metre by fitout type and finish level. The table below shows indicative ranges; the sections that follow explain what is included, what typically is not, and the specific factors that push a project up or down within those ranges.
Indicative fitout cost ranges (2026, ex-GST)
The ranges below are a planning tool, not a quote. They assume a standard commercial tenancy in reasonable condition. Specialised requirements — heavy services upgrades, extensive make-good, premium imported finishes — can take a project above the high-end figures shown.
| Fitout type | Budget ($/m²) | Mid-range ($/m²) | High-end ($/m²) |
|---|---|---|---|
| Office fitout | $550–$900 | $900–$1,800 | $1,800–$3,500+ |
| Retail fitout | $800–$1,500 | $1,500–$2,500 | $2,500–$4,000+ |
| Cafe fitout | $1,500–$2,800 | $2,800–$4,500 | $4,500–$6,000+ |
| Restaurant fitout | $2,000–$3,500 | $3,500–$5,000 | $5,000–$7,000+ |
| Medical fitout | $1,800–$2,800 | $2,800–$4,000 | $4,000–$5,500+ |
| Dental fitout | $2,500–$4,000 | $4,000–$5,500 | $5,500–$7,500+ (equipment excluded) |
Indicative only — every project differs. Figures are ex-GST per square metre of tenancy for the Brisbane / SEQ market. Get a fixed-price quote for your space before budgeting.
What's included vs what's typically excluded
A fixed-price fitout contract from Fix It Up Pty Ltd typically includes design coordination, shop drawings, all building trades, project management and handover. The grey area is at the edges — services upgrades, loose items and statutory fees often sit outside the base scope. Knowing the line early prevents budget surprises.
- Typically included: strip-out and make-good (where scoped), partitions and ceilings, flooring, painting, joinery, electrical and lighting, plumbing rough-in and fit-off, mechanical coordination, project management and a defects period.
- Sometimes included, scope-dependent: council and building approval fees, fire services upgrades, data and AV cabling, signage and external works.
- Typically excluded: GST, loose furniture (FF&E), specialised equipment (medical, dental, commercial kitchen appliances), IT hardware, landlord charges and security deposits, professional fees outside the build (your own designer, consultants), and any latent conditions discovered behind existing walls.
Ten factors that affect your fitout cost
Within each range above, where your project lands comes down to the specifics of your tenancy and brief. These are the levers that move the number most:
- Floor area — the headline driver. Larger tenancies cost more in total but often less per square metre as fixed costs are spread.
- Existing condition and strip-out / make-good — a fresh shell is cheaper than ripping out a previous tenant and reinstating to the landlord's standard.
- Services upgrades — new or upgraded electrical, plumbing and mechanical (air conditioning) are among the biggest cost movers.
- Joinery quantity and complexity — custom counters, cabinetry and feature joinery are labour-intensive and add up quickly.
- Finishes level — the jump from builder-standard to designer finishes (stone, timber veneer, feature tiling, specialist lighting) is where high-end budgets are spent.
- Compliance and council approvals — change of use, fire upgrades, disability access and development applications add cost and time.
- After-hours and staged works — working nights, weekends or in stages to keep you trading carries a labour premium.
- Site access and location — tight CBD access, high-rise floors, loading-dock restrictions and shopping-centre rules all add cost.
- Lead times — long-lead items and material price movements can affect both cost and programme; early ordering protects the budget.
- Landlord fitout-guide requirements — centre and building fitout guides often mandate specific systems, finishes and certifications that lift the base spec.
Indicative trade cost breakdown
It helps to understand where the money goes. The split below is an indicative breakdown for a typical mid-range fitout — your project will vary, particularly hospitality and medical fitouts where services and equipment carry a heavier weighting.
| Cost area | Indicative share of build cost |
|---|---|
| Preliminaries & project management | 8–12% |
| Demolition, strip-out & make-good | 5–10% |
| Partitions, ceilings & doors | 12–18% |
| Joinery & millwork | 15–25% |
| Flooring & wall finishes | 8–14% |
| Electrical, data & lighting | 12–18% |
| Plumbing & hydraulics | 5–10% |
| Mechanical (HVAC) | 8–15% |
| Painting & finishing | 4–8% |
Indicative percentage split for a typical mid-range commercial fitout — varies by project type.
How to keep costs down without cutting corners
Reducing cost does not have to mean reducing quality. The savings that hold up over time come from smart decisions made early — not from value-engineering finishes the week before handover.
- Lock the scope before you build — design changes mid-project are the most expensive variations there are.
- Choose a fitout type and finish level honestly — spend the budget where customers and staff actually notice it.
- Reuse what works — keeping serviceable ceilings, glazing or services in place can save tens of thousands.
- Standardise joinery — repeatable units are cheaper to manufacture than one-off bespoke pieces.
- Plan services early — coordinating electrical, plumbing and mechanical at design stage avoids costly rework on site.
- Engage one contractor for the whole build — a single point of accountability removes the gaps where cost and blame fall through.
Why a fixed-price quote matters
A per-square-metre estimate is useful for planning, but it is not a number you can sign a lease or a board paper against. A detailed fixed-price quote prices your actual tenancy, your actual scope and your chosen finishes — so you know the real figure before you commit, not after.
Fix It Up Pty Ltd prepares fixed-price proposals covering all trades, with any variations documented and agreed in writing before works proceed. That is the difference between an indicative range and a number you can budget, finance and rely on.
Key Takeaways
- Indicative 2026 SEQ fitout costs run roughly $550–$3,500+/m² for offices and rise to $2,500–$7,500+/m² for dental — finish level and services drive the spread.
- The biggest cost movers are floor area, strip-out/make-good, services upgrades, joinery and the standard of finish.
- Equipment (medical, dental, commercial kitchen), loose furniture, GST and landlord charges typically sit outside the base build cost.
- You save real money by locking scope early, planning services at design stage and using one accountable contractor — not by cutting finishes late.
- Per-square-metre figures are for planning only; a written fixed-price quote for your space is the only number to budget against.
Frequently Asked Questions
How much does a commercial fitout cost per square metre in Brisbane?
Why do fitout costs vary so much for the same floor area?
Does the fitout price include GST and furniture?
How do I get an accurate fitout price for my space?
What is the best way to reduce fitout cost?
Get a Fixed-Price Quote for Your Space
Indicative guides only go so far. Contact our team for a free, no-obligation fixed-price quote tailored to your tenancy, scope and timeline.