If you are searching for commercial fitout cost in Sydney, you are probably trying to answer one simple question: what will this actually cost my business? The problem is that most online guides give you a number so wide that it becomes meaningless. A $500 to $2,500 per square metre range tells you almost nothing about where your project will sit or why.
Sydney is not Brisbane. It is not Melbourne. Labour availability, CBD access restrictions, compliance requirements under the NCC, and local council approvals all influence commercial fitout costs in ways national averages fail to capture. Without understanding these Sydney-specific variables, any cost estimate is little more than guesswork.
This guide breaks down real-world cost ranges for office, warehouse, and medical fitouts across Sydney, and more importantly, explains the cost drivers that push projects toward the lower or upper end of the spectrum. If you want clarity instead of broad estimates, and a fixed-price approach that eliminates budget blowouts, keep reading.
At Stemar Group, we specialise in mid-market commercial fitouts across Sydney, delivering fixed-price certainty backed by experienced project management. Dive into the full guide below to understand what your project should realistically cost and how to get a clear number before you commit.
Why Most Fitout Cost Guides Don't Actually Help
You have probably already searched this topic and found ranges so broad they are practically useless. Something like "$500 to $2,500 per square metre" with no explanation of what puts you at one end or the other. That is not a guide. That is a guess with formatting.
Most of the content ranking for commercial fitout cost in Sydney right now is thin. One top-ranking page has barely 52 words of actual substance. Others pull from national averages that ignore the realities of working in Sydney, where labour markets, CBD access restrictions, and building compliance requirements create cost pressures you will not find in Brisbane or Perth.
This guide gives you Sydney-specific indicative ranges for office, warehouse, and medical fitouts. More importantly, it explains the variables that move your project to the top or bottom of each range, and how a fixed-price quoting model removes the uncertainty altogether.
Indicative Fitout Costs per Square Metre in Sydney
Commercial fitout costs in Sydney range from $350 to $3,500 per square metre depending on fitout type, scope, and compliance requirements.
The figures below are indicative ranges based on current Sydney market conditions, including local labour costs and material supply chains. They are not fixed quotes. Every project shifts based on scope, site conditions, and compliance requirements.
Indicative Commercial Fitout Costs in Sydney (per sqm)
| Fitout Type | Cost Range (per sqm) | What's Included |
|---|---|---|
| Basic Office | $450 – $900 | Paint, carpet, minor partitioning, basic lighting upgrades |
| Mid-Range Office | $900 – $1,600 | Custom joinery, new partitioning, upgraded M&E services, data cabling |
| Premium Office | $1,600 – $2,800 | High-end finishes, bespoke joinery, full mechanical redesign, AV, acoustics |
| Warehouse | $350 – $1,200 | Mezzanine floors, office partitions, power upgrades, ventilation |
| Medical / Dental | $1,800 – $3,500 | Specialised services, infection control, stringent compliance |
One important note on GST: all commercial fitout costs are quoted GST-inclusive, but if your business is registered for GST you can claim input tax credits. That means the net cost to your business is lower than the headline figure. Your accountant can confirm the specifics for your situation.
These ranges reflect the office fitout cost Sydney market and the warehouse fitout cost realities of Greater Western Sydney. But a number on a screen is only useful once you understand what is driving it.
Ready to skip the education and get a number for your specific project? Talk to our team about your project.
Office Fitout Costs: From Basic Refresh to Full Refurbishment
The gap between a basic and premium office fitout is not just about nicer carpet. It is about what happens behind the walls.
A basic refurbishment typically involves cosmetic updates: fresh paint, new floor coverings, minor partitioning. The existing mechanical, electrical, and hydraulic services stay largely untouched. This works when the base building services are in good condition and the layout does not need to change significantly.
Mid-range fitouts start involving real complexity. New partitioning systems, upgraded lighting design, additional power and data points, and mechanical ventilation modifications. This is where compliance costs start to appear. The National Construction Code (NCC) sets requirements for fire ratings, ventilation, and accessibility under AS 1428, and these apply regardless of how the space looks.
Premium fitouts add bespoke joinery, full mechanical redesign, acoustic treatment, and integrated AV and IT infrastructure. The scope is broader and the coordination between trades is more demanding.
For growing teams that need functional workspaces without corporate excess, the mid-range tier is where most of the value sits. Our small office fitout services are built around exactly this segment. The single biggest factor in keeping office fitout costs predictable is defining the scope properly upfront, before anyone picks up a tool.
Having a single project manager coordinate all trades under a single contract eliminates cost leakage that occurs when separate contractors work on separate timelines.
Warehouse Fitout Costs: What Drives the Numbers
Warehouse fitout cost varies more than any other category because the scope can range from a simple office partition inside an existing shell to a full mezzanine floor with loading dock modifications, three-phase power upgrades, and mechanical ventilation.
The key cost drivers for industrial fitouts include:
- Mezzanine floors and structural steel work
- Office partitions and amenities within the warehouse shell
- Electrical upgrades, particularly three-phase power for machinery
- Ventilation and exhaust systems for operational requirements
- Loading dock modifications and access infrastructure
Warehouse fitouts in the Western Sydney corridor, particularly around the Smithfield-Wetherill Park Industrial Estate, have different logistics profiles to CBD work. Access is generally simpler, ceiling heights are higher, and council requirements differ from those in inner-city local government areas.
However, industrial fit-outs often trigger SafeWork NSW requirements for work at height, structural modifications, and hazardous materials handling. These add to both labour costs and project timelines, and they are non-negotiable.
Being based in Wetherill Park, in the heart of Sydney's industrial heartland, means we understand the local council requirements and site conditions that affect warehouse fitout projects across Greater Western Sydney.
Medical and Dental Fitout Costs: Compliance Changes Everything
Medical fitout costs sit at the top of the spectrum for a good reason. The compliance burden is fundamentally different from a standard commercial workspace.
Healthcare premises must meet specific requirements under the NCC, which classifies them according to the nature of care provided. A dental surgery within a Class 5 office building triggers different obligations than a standalone Class 9a health facility. The Australasian Health Facility Guidelines (AusHFG) set additional standards for room layouts, infection control, ventilation rates, and specialised services like medical gas reticulation and suction systems.
Then there is the approvals process. Converting a commercial tenancy to a medical premises typically requires a Development Application (DA) or Complying Development Certificate (CDC) through the NSW Planning Portal. This adds both time and cost, and the requirements vary by local council.
Specialised services drive the numbers up further: sterilisation rooms, lead-lined radiology spaces, medical gas infrastructure, and clinical waste management systems all require trades with specific qualifications.
Our medical and dental fitout services are structured around managing this complexity so the compliance burden does not become a cost blowout.
The Six Cost Drivers That Make or Break Your Budget
Understanding commercial fitout cost means understanding what moves the needle. Here are the six factors with the greatest impact.
1. Size and layout complexity. Larger spaces benefit from economies of scale, but complex layouts with multiple rooms, corridors, and service zones cost more per square metre than open-plan configurations.
2. Scope of work. A cosmetic refresh and a full structural refurbishment are different projects entirely. Demolition, structural modifications, and services relocation push costs significantly higher than surface-level updates.
3. Quality of finishes and fixtures. The gap between laminate and stone benchtops, between standard ceiling tiles and acoustic panels, between basic LED panels and architectural lighting, adds up quickly across an entire fitout.
4. Compliance requirements. The Australian Building Codes Board (ABCB) sets the NCC requirements that apply to your project based on building class. Fire ratings, accessibility, ventilation, and structural adequacy all carry direct cost implications. These are not optional.
5. Location within Sydney. CBD fitouts face access restrictions, loading dock scheduling, and older building services that often need upgrading. Suburban and industrial sites may have simpler base builds but longer material supply chains. The cost profile is different, not necessarily lower.
6. After-hours and staged work. If your business needs to keep operating during the fitout, after-hours and weekend work attracts labour premiums. SafeWork NSW requirements for noise, dust, and safety management during occupied-building work add further cost. Staged delivery can minimise disruption but extends the overall program. A mid-range office fitout typically takes 6 to 12 weeks depending on scope and approvals. Contract structure also matters here. A lump-sum contract under Australian Standard AS 4000 provides cost certainty. A cost-plus arrangement does not. The contract you sign determines how much of this cost variability you absorb
Relative Impact of Each Cost Driver on Your Budget
Contract structure also matters here. A lump sum contract under Australian Standard AS 4000 gives you cost certainty. A cost-plus arrangement does not. The contract you sign determines how much of this cost variability you absorb.
Hidden Costs That Catch People off Guard
The construction cost is not the total project cost. Here is what most guides leave out.
- Council approvals and fees. DA or CDC lodgement through the NSW Planning Portal carries fees that scale with project value. Allow for this in your budget from day one.
- BCA compliance upgrades. A change of use or significant refurbishment can trigger upgrades to fire systems, accessibility, or structural elements that were previously grandfathered.
- Make-good obligations. Your existing lease likely includes a make-good clause requiring you to return the space to its original condition. That is a cost at the end of your lease that should inform decisions at the start of your fitout.
- IT and data infrastructure. Structured cabling, server room fitout, wireless access point placement, and AV integration are often scoped separately and can add 5 to 15 percent to the build cost.
- Operational downtime. Every day your business cannot operate at full capacity during construction has a cost. Staged delivery and after-hours work can reduce this, but they need to be planned and priced from the outset.
A good fitout partner addresses all of these items during the scoping phase, not after the contract is signed.
How Fixed-Price Quotes Eliminate the Biggest Risk
There are two common contract models for commercial fitouts. Understanding the difference matters more than most people realise.
Cost-plus contracts mean you pay the actual cost of labour and materials plus a margin. The final price is unknown until the project is finished. Variation orders, where the scope changes or unforeseen issues arise, are billed on top. This is where blowouts happen.
Fixed-price (lump-sum) contracts, structured under frameworks such as Australian Standards AS 4000 or AS 4902 for design-and-construction projects, set the price upfront. The number you agree on is the number you pay.
Fixed-Price vs Cost-Plus Contracts
| Fixed-Price (Lump Sum) | Cost-Plus | |
|---|---|---|
| Final Price | Locked in before work starts | Unknown until project finishes |
| Cost Risk | Builder carries it | You carry it |
| Variations | Covered unless scope changes | Billed on top as they arise |
| Best For | Defined scope, budget certainty | Evolving scope, flexible requirements |
The catch is that a fixed-price quote requires thorough upfront scoping. A proper site assessment, a detailed brief, and clear documentation of inclusions and exclusions. This protects both parties. It means the contractor cannot underprice to win the job and then recover margin through variations. And it means you have genuine cost certainty.
This is where mid-market projects between $50k and $500k benefit most. Too small for Tier 1 builders who treat your job as filler, too complex for a two-person outfit who cannot coordinate eight trades. Stemar sits in exactly this space.
At Stemar Group, every project is managed by a single project manager who coordinates all trades under a single contract. This multi-trade coordination reduces the variation orders that come from poor trade sequencing and miscommunication between separate contractors.
The result is a fixed-price quote with no hidden surprises. That is how commercial fitout services should work.
Get a fixed-price quote for your Sydney fitout. Talk to our team to start the conversation.
Questions to Ask Before You Sign Any Fitout Quote
Before you commit to any contractor, ask these five questions. The answers will tell you everything you need to know about how that project will run.
- Is this a fixed-price or cost-plus quote? If cost-plus, ask how variations will be managed and capped.
- What is included and what is excluded? Get this in writing. Vague scope documents lead to expensive surprises.
- Who manages council approvals and compliance? If that responsibility falls on you, factor in the time and cost of engaging separate consultants.
- How will you minimise disruption to our operations? Look for specific answers: staged delivery, after-hours scheduling, dust and noise management plans.
- What happens if something unexpected comes up on site? Every experienced contractor has a process for this. If they do not have a clear answer, that is a red flag.
These questions work with any contractor. You want direct answers from someone who will actually manage your project, not a sales representative who disappears after signing.
Frequently Asked Questions
How much does a basic office fitout cost in Sydney?
A basic office fitout in Sydney typically costs between $450 and $900 per square metre. This covers cosmetic updates like paint, carpet, minor partitioning, and basic lighting upgrades. The final cost depends on the condition of the existing space and the scope of work required.
What is the difference between a fitout and a refurbishment?
A fitout generally refers to building out a new or empty commercial space from scratch, including all partitions, services, and finishes. A refurbishment upgrades or modernises an existing workspace. Refurbishments can range from cosmetic refreshes to full structural overhauls depending on the condition of the space and your requirements.
Why are medical fitouts more expensive than office fitouts?
Medical and dental fitouts carry significantly higher compliance requirements under the National Construction Code and Australasian Health Facility Guidelines. Specialised services like sterilisation rooms, medical gas infrastructure, infection control systems, and lead-lined radiology spaces all require trades with specific qualifications, driving costs to between $1,800 and $3,500 per square metre.
What is a fixed-price fitout quote?
A fixed-price quote locks in the total cost of your fitout before work begins, tied to a clearly defined scope. Unlike cost-plus contracts where the final price is unknown until completion, a fixed-price contract means the number you agree on is the number you pay. This gives you genuine budget certainty for your project.
Get a Clear Number for Your Sydney Fitout
Indicative ranges are a starting point. Your project has its own scope, site conditions, and compliance requirements that no guide can account for from a screen.
The next step is a site assessment. We will walk through your space, understand your brief, and return with a fixed-price quote that covers everything discussed in this guide. No surprises, no cost-plus ambiguity.
We are based in Wetherill Park, in the heart of Western Sydney, and we have been delivering commercial fitouts across the Sydney region for over 20 years.
Book a free site assessment and get a clear number for your project. Talk to our team.
