Office fitouts in Sydney: where to start
Office fitouts in Sydney range from a quick refresh of carpet, paint and furniture to a full rebuild with new partitions, services and technology. Costs and timing depend on the condition of the tenancy, landlord requirements and how many people will use the space. A clear brief on your team's needs keeps design, approvals and construction on track.
Resolve occupancy, work areas, accessibility and landlord requirements before choosing finishes. An office refurbishment and a change of use can require different professional input.
What’s usually included
Every property is different, but a good quote for office fitouts should spell out items like these.
- Workplace and landlord brief
- Design and approval responsibilities
- Services and base-building interfaces
- Construction staging and site controls
- Commissioning and handover documentation
How much does it cost?
Recent industry guides put the average Sydney office fitout at around $2,600 per m². JLL's 2026 guide cites about $3,011 per m² nationally for a moderate, medium-quality fitout.
Fitout cost per square metre of office floor area. Specification level, services changes, furniture, audiovisual equipment, professional fees and after-hours work change the total.
Services changes, tenancy condition, working hours and approval requirements influence cost. Compare a complete responsibility schedule, including what the landlord supplies.
Indicative ranges only, compiled October 2026 from Cushman & Wakefield – Office fit out costs in Australia 2026, JLL – Australia and New Zealand fit-out cost guide 2026. Your quote depends on your property and scope.
How long it takes: Small refreshes can take a few weeks, while larger fitouts often take a few months including design and approvals.
Licences, insurance and approvals
Commercial fitouts are not covered by NSW home building licensing, but electrical, plumbing, air-conditioning and fire services work must still be done by appropriately licensed trades. Many fitouts need a complying development certificate or DA unless they qualify as exempt internal alterations.
Every member of our crew has their NSW licence verified and insurance sighted before joining, and agrees to quote in writing with their licence number shown. Before you sign, confirm the licence number on the quote using the NSW Government licence check, and make sure residential work over $5,000 (including GST) has a written contract.
Have these details ready
A clear brief gets you faster, more accurate quotes.
- Tenancy area and existing condition
- Staff and operational needs
- Landlord requirements
- Design stage and programme
Office fitouts: common questions
Who obtains landlord approval?
Allocate this responsibility explicitly. The contractor, tenant and design team should know which approvals are required before procurement or work begins.
What is the difference between Category A and Category B fitouts?
Category A is the base fitout a landlord usually provides, such as ceilings, lighting, air-conditioning and basic services. Category B is the tenant's fitout on top, such as partitions, meeting rooms, kitchens, furniture, IT and branding. Your lease should say clearly who pays for what.
Do I need approval for an office fitout?
Some internal fitouts in existing offices can be exempt or complying development if they meet the state standards. Larger works, changes of use, or work affecting fire safety or accessibility often need a CDC or DA. You will also need landlord consent. A certifier can confirm the right pathway.
What is a make-good clause?
Most commercial leases require tenants to return the space to an agreed condition when the lease ends. This can mean removing partitions, cabling and joinery. Include make-good costs in your fitout budget, and agree in writing with your landlord what condition the space must be returned in.
How long does an office fitout take?
Small refreshes can be done in a few weeks. Larger fitouts often take a few months once design, landlord approval, building approvals and long-lead items such as furniture and air-conditioning equipment are included. Ask for a program that separates design, approvals and construction time.