Fitout Costs
Indicative Fitout Cost Calculator – Design, Approvals & Construction
Know Your Fitout Costs Before You Sign a Lease
The cost of a commercial fitout depends on many factors, including the condition of your tenancy, the complexity of the project, approval requirements and the level of finishes you choose. Rather than relying on generic square metre rates, our calculator provides a tailored indicative estimate to help you budget for the complete project—from design and approvals through to construction. It's the ideal starting point before obtaining a detailed proposal.
Disclaimer:The estimate provided by this calculator is indicative only and intended for preliminary budgeting. Actual fitout costs will vary depending on the condition of the tenancy, shell condition, level of finishes, existing services, site constraints and specific project requirements.
The calculator includes: Construction costs, subcontract trades, supply materials (tiles, lighting, flooring) stainless steel benches, coolroom, custom joinery, allowances for loose furniture, workstations, chairs, project-specific signage, pc items and project management.
The calculator excludes: Consultants fees/reports, engineering documentation (structural, electrical, lighting, mechanical, fire and hydraulic), structural modifications, landlord fees, authority charges, s94 contributions, long service levies, external service upgrades, staff/patron lockers, POS systems, computers, printers, gym & fitness equipment, medical & dental equipment, dental chairs, coffee machines, commercial kitchen equipment, and other owner-supplied items.
Warm Shell vs Cold Shell
Why It Matters
One of the biggest factors affecting the cost of a commercial fitout isn't the size of the tenancy—it's the condition of the space you're leasing.
Two tenancies of the same size can have vastly different fitout costs depending on what the landlord has already provided.
Understanding whether you're leasing a warm shell or a cold shell will give you a much clearer idea of your likely investment before committing to a lease.
What Is a Warm Shell?
A warm shell is a tenancy where many of the essential building services have already been installed.
Depending on the premises, a warm shell may include:
- Suspended ceiling
- Air conditioning
- Internal lighting
- Electrical switchboard and distribution
- Fire protection services
- Toilet amenities
- Finished floors
- Existing shopfront or facade
- Existing plumbing and electrical services ready for connection
Because much of the base infrastructure already exists, the fitout generally focuses on creating the space around those services.
This often results in lower construction costs and a shorter build programme.
What Is a Cold Shell?
A cold shell is essentially an empty space with very little existing infrastructure.
It provides greater flexibility for the layout and design but generally requires considerably more construction work before your business is ready to operate.
A cold shell commonly includes:
- Exposed building structure
- No suspended ceiling
- No lighting
- No air conditioning
- Minimal electrical services
- Limited plumbing
- Bare concrete floor
- Additional fire protection systems
- New mechanical services
Because these elements all need to be installed, cold shell fitouts generally require a larger construction budget.
Why It Makes Such a Big Difference
A commercial fitout isn't simply about installing walls and joinery.
Many of the biggest construction costs are hidden above the ceiling or below the floor.
Installing air conditioning, electrical services, plumbing, ceilings and fire protection systems can significantly increase the overall project cost.
That's why two identical tenancies can have completely different fitout budgets.
Understanding exactly what's included before signing your lease helps eliminate unexpected costs later.
Thinking about signing a lease? Talk to us first. We'll help you determine whether the space is suitable for your business and provide an indicative fitout budget before you commit.