Next step
Define the grade, then price it
Sixty seconds to a defensible range. Then shortlist builders with real office portfolios in your state.
Offices are the most standardised fit-out type — which is exactly why the differences between grades matter. What you're paying for at each level, when approval is needed, and how the state rules apply.
Demountable vs plasterboard partitions, glazing fronts, meeting rooms, focus booths. Demountable systems protect your make-good position at lease end.
Zoned air conditioning, power, data, AV. Base-building HVAC often stops at the perimeter — tenant condensers or VAV extensions need landlord consent.
Meeting room ratings, ceiling absorption, quiet zones. The most complained-about gap in cheap office builds — and cheap to fix at design stage.
Carpet tile vs timber vs polished concrete, wall linings, activated ceilings. Grade-defining and fast to change — decide with lifecycle cost, not just install cost.
Workstations, ergonomic seating, collaboration settings — usually exempt from approval and often procured separately from the build.
Egress counts per occupant density, accessible WCs and paths (AS 1428), emergency lighting, fire alarm interface — verified at certificate stage.
Indicative, excluding GST. The calculator prices office grades with state and size adjustments.
| Grade | $/m² | What you get |
|---|---|---|
| Basic / refresh | $600–900 | Cosmetic update, existing partitions and services reused, new finishes and furniture. |
| Mid-grade | $900–1,800 | New space plan, glazed meeting rooms, HVAC zoning, quality finishes. |
| Premium / flagship | $1,800–3,500+ | Architectural joinery, integrated AV, acoustic engineering, premium materials, wellness features. |
| Work item | Approval? | Notes |
|---|---|---|
| Partitions, joinery, finishes (no services/egress change) | Usually exempt | The typical office refresh — landlord consent only. |
| Occupancy density increase | Depends | More people than the certifies egress design allows → building approval. |
| HVAC extensions or new condensers | Depends | Landlord consent always; approval where systems or façade are altered. |
| New kitchenettes / plumbing | Required | Plumbing permit + hydraulic compliance. |
| Structural changes / new mezzanine | Required | Engineering + building approval + inspections. |
| Façade or entry changes | Required | Planning consent + building approval. |
Full 14-item matrix in the approvals guide.
Building Commission NSW licence for work over $5,000. Exempt development provisions cover much office work — but only if egress, structure and services are untouched. Sydney premium towers add base-building works rules.
BPC registration. Melbourne CBD stock: heritage building overlays can convert "exempt" work into permit territory — check the building's status early.
QBCC licensing. Brisbane tower tenancies follow centre/building management rules on after-hours works and loading docks.
Building and Energy registration. Perth office stock: older buildings often need switchboard and HVAC capacity checks before design lock.
CBS licensing. Adelaide CBD heritage streets: façade and entry changes need early planning advice.
CBOS licensing. Hobart heritage precincts: approvals for entry/signage changes are near-certain.
Access Canberra. Canberra town-centre office stock is highly standardised; exempt development covers much routine work.
BPB registration. Darwin: cyclone-rated components apply to external works; humidity drives HVAC specification.
Browse licensed office fit-out builders, state by state.
Sixty seconds to a defensible range. Then shortlist builders with real office portfolios in your state.