A commercial office fitout is the process of converting an empty or outdated space into a functional working office. It encompasses all necessary additions, including flooring, walls, lighting, furniture, and cabling.
The total scope of work varies significantly based on whether the space is handed over as a bare shell or an existing tenancy.
Base build versus warm shell
Most Melbourne properties are delivered as either a base build or a warm shell. A base build is essentially a concrete shell that requires all services to be installed from scratch. In contrast, a warm shell already includes basic services like air conditioning and power, which simplifies the transition to a working office.
Standard and high end inclusions
Basic fitouts may only require new paint and desks, but high end projects include bespoke reception counters, stone flooring, and custom ceilings. These spaces often feature state of the art audio visual boardrooms and glass or plaster walls with branding. High quality finishes, such as stone bench tops in the kitchen, help attract top staff and impress visiting clients.
Factors that drive fitout costs
Costs are influenced by the size of the area, the condition of the existing space, and the choice of furniture. While larger fitouts can lower the per square metre rate by spreading fixed project management costs, a bare shell always costs more than a space with existing partitions. Custom furniture typically offers better long term value because it is tailored to the floorplan.
Timeline expectations for Melbourne fitouts
Construction timelines are closely linked to budget and project complexity. Small offices under 50sqm typically take 1 to 2 weeks, while larger or more complex fitouts over 200sqm can take 6 to 16 weeks. These estimates exclude the initial design and authority approval phases.
Determining your business requirements
You must define your current and future headcount before beginning any design work. It is critical to determine if your staff requires quiet, focused workspaces or if they thrive in open collaborative environments. Progressive Corporate’s project team ensures these functional needs are mapped to the floorplan before construction begins.
Frequently asked questions
How long does a typical office fitout take?
Small spaces under 50sqm usually take 1 to 2 weeks, while complex fitouts over 200sqm take between 6 to 16 weeks.
Can I reduce costs by reusing existing furniture?
Yes, reusing chairs, storage, and desks in good condition is a practical way to keep costs down.
What is the difference between a base build and a warm shell?
A base build is a concrete shell, whereas a warm shell has basic services like power and air conditioning already installed.
Questions to ask your fitout company before you sign
- What is specifically included in the quote regarding labour, furniture, and installation?
- How will the proposed layout handle my projected headcount growth over the next three years?
- Which elements of the existing fitout can be reused to lower the overall project cost?