Commercial fitout budgets in Brisbane have widened considerably. A basic Category A refresh and a premium head-office fitout can now be 4-5x apart per square metre. This guide breaks down the real 2026 numbers we quote for Brisbane CBD, Fortitude Valley, Milton, Newstead and the near-city fringe.
Brisbane office fitout costs at a glance (2026)
- Basic refresh (paint, carpet, light joinery): $450-$800 per m²
- Standard Category B fitout (open plan + meeting rooms): $1,200-$1,900 per m²
- Mid-range fitout (custom joinery, better acoustic and lighting): $1,900-$2,600 per m²
- Premium head-office fitout: $2,600-$3,800+ per m²
What's actually included in a commercial fitout?
Category A vs Category B
Landlords typically deliver 'Cat A' - a base building with ceiling grid, HVAC main distribution, sprinklers, floor coverings and lift lobbies. Your fitout ('Cat B') covers everything that makes it feel like your business: partitions, meeting rooms, joinery, kitchenettes, tech, branding, acoustic treatment and the reticulation of HVAC, sprinklers and lighting into the new plan.
The line items that move the number
- Partitioning and glazing to meeting rooms (glazed walls cost 2-3x plasterboard)
- HVAC reticulation and control zones
- Data cabling, AV, video conferencing and integrations
- Kitchenette or end-of-trip facilities
- Custom joinery - reception, workstations, tea points
- Acoustic treatment (essential in open plan)
- Compliant lighting and emergency lighting
- BCA and DA compliance, certifier fees, engineer sign-offs
Brisbane-specific factors that shift your budget
Building age and services condition
Fitouts in newer Brisbane commercial buildings (Newstead, Fortitude Valley, some CBD towers) tend to be quicker because base building services are recent. Older CBD stock and heritage buildings often need HVAC and electrical upgrades that add 10-25% to the fitout budget.
After-hours access
Most Brisbane CBD landlords require noisy trades outside business hours. Budget a 20-30% loading on labour when after-hours works are mandated.
Make-good obligations
Don't forget your lease's make-good clause. This can add $200-$600 per m² at the end of your term. Factor it in when you sign the lease and when you plan your next fitout.
Planning a renovation on the Gold Coast or in Brisbane? Get an honest, fixed-price quote from a QBCC-licensed builder who actually returns your call.
Request a Free ConsultationHow to keep a Brisbane office fitout on budget
- Brief the fitout designer on your budget - not just your vision.
- Get a fixed-price quote off a coordinated set of drawings, not a concept.
- Reuse where you can - workstations, blinds, joinery carcasses.
- Standardise finishes across meeting rooms.
- Sequence trades tightly - a good project manager is worth their fee 5x over.
Ballpark budgets by team size
- 10-15 person office (150-200 m²): $180,000-$380,000
- 25-40 person office (400-500 m²): $480,000-$1.1M
- 60-100 person office (900-1,200 m²): $1.2M-$3.2M
How Orange Projects delivers Brisbane fitouts
We work with tenants, tenant reps and landlords across Brisbane to deliver Cat B fitouts, refreshes, meeting-room additions and end-of-lease make-goods. Fixed-price quotes, transparent variations and a live project schedule that both you and your landlord can see.
Want to see what your space could look like before you commit? Upload a photo and our AI Renovator will show you a concept and an indicative cost in under a minute.
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