Commercial Fit Out and Maintenance Costs on the Gold Coast
Indicative 2026 rates for commercial carpentry, fit-out and maintenance work on the Gold Coast - per square metre ranges by sector, common job costs, and the after-hours and compliance factors that separate commercial pricing from residential.
Gold Coast commercial fit outs typically cost $800-$1,500 per square metre for a basic office refresh, $1,500-$2,800 per square metre for a mid-range office or retail fit out, and $2,500-$4,500+ per square metre for hospitality. Reactive commercial maintenance is charged hourly, with after-hours work attracting a premium.
- Basic office refresh
- $800 - $1,500 per m²
- Mid-range office / retail
- $1,500 - $2,800 per m²
- Hospitality fit out
- $2,500 - $4,500+ per m²
- Reactive maintenance
- Hourly, after-hours quoted separately
Overview
Commercial work is priced differently to residential for three reasons: the building itself imposes rules, the tenancy imposes a deadline, and the work usually has to happen when the business is closed. Building management approvals, induction requirements, after-hours access, loading dock bookings, hoarding, fire and services isolation and make-good obligations under the lease all carry real cost. So does programming - a retail tenancy that cannot open on the advertised date costs the operator far more than the fit out. We quote commercial work with those factors itemised rather than absorbed. For the services see commercial carpentry and commercial property maintenance.
What's included
- Office fit outs, partitioning, joinery and workstation carpentry
- Retail shopfits - display joinery, counters, fitting rooms, shelving
- Hospitality carpentry - bars, banquettes, service counters, panelling
- Strip-outs and lease make-good works
- Reactive commercial maintenance and repairs
- Door, hardware and access repairs to commercial standards
- Ceiling grid, bulkhead and partition works
- Timber and panel wall linings and feature work
- After-hours and staged works to keep the business trading
- Coordination with building management, inductions and permits
Why after-hours work costs more - and why it is usually worth it
Working nights or weekends carries a labour premium, and in a managed building it often carries access, security and lift booking costs as well. Expect the labour component to be meaningfully higher than a daytime rate. Against that, weigh what a day of lost trade costs. For a retail tenancy or a cafe, closing for two weekdays to do a job that could be done across two nights is almost always the more expensive option. We quote both ways when it is a genuine choice, and let the operator decide with real numbers.
Make-good obligations catch tenants out
Most Gold Coast commercial leases require the tenant to return the tenancy to base building condition, and the scope of that obligation is defined in the lease, not by what feels reasonable. Removing partitioning, patching and repainting, reinstating ceiling grid, capping services and making good floor penetrations all take time and money. Budget $150-$450 per square metre for a straightforward strip-out and make-good, and read the make-good clause before you sign, not in the last month of the term. We can inspect and give you a written figure well ahead of expiry so it goes into the budget rather than arriving as a surprise.
What building management adds to the cost
In a multi-tenancy building expect requirements for contractor inductions, insurance certificates and SWMS, permits for hot works and any services isolation, hoarding or protection of common areas, booked loading dock and lift access, and out-of-hours restrictions on noisy work. None of that is optional and none of it is free. It typically adds 5-15% to a fit out. We itemise it rather than hiding it, because a quote that ignores it is a quote that will grow.
Staging work to keep trading
Most of our commercial clients cannot close. So we stage: divide the tenancy into zones, hoard each zone, complete it and move on, with all noisy and dusty work confined to agreed windows. Staging adds cost - more mobilisations, more temporary protection - typically 10-20%. It is nearly always cheaper than closing. The key is agreeing the stage boundaries and the trading hours before the program is set, not adjusting it week to week.
Commercial fit out rates - Gold Coast 2026
Prices below are indicative Gold Coast ranges for 2026, based on the jobs we quote. They are a planning guide only - the written fixed-price quote follows a site inspection, because access, existing structure and the condition behind the linings move the number more than anything else.
| Sector | Indicative rate per m² | What that covers |
|---|---|---|
| Office - cosmetic refresh | $800 - $1,500 | Paint, flooring, minor partitioning, light joinery |
| Office - mid-range fit out | $1,500 - $2,800 | New partitioning, ceilings, joinery, services adjustment |
| Office - premium fit out | $2,800 - $4,000 | Custom joinery, feature ceilings, full services redesign |
| Retail - standard shopfit | $1,500 - $2,800 | Shopfront, display joinery, counter, lighting, flooring |
| Hospitality - cafe | $2,500 - $3,800 | Bar, servery, seating joinery, heavy services |
| Hospitality - restaurant / bar | $3,000 - $4,500+ | Full kitchen, extraction, bar, fit-out joinery |
| Lease make-good / strip-out | $150 - $450 | Return to base building condition |
Common commercial maintenance jobs
| Job | Indicative cost | Notes |
|---|---|---|
| Commercial door closer or hardware repair | $250 - $700 | Higher for fire-rated door sets |
| Fire door adjustment or repair | $400 - $1,500 | Compliance documentation included |
| Ceiling tile and grid repair | $220 - $900 | Often after a services leak |
| Partition wall repair and make-good | $350 - $1,600 | Includes paint match where possible |
| Counter or display joinery repair | $300 - $1,800 | Depends on materials and finish match |
| After-hours reactive call-out | Quoted per job | Premium applies outside standard hours |
| Scheduled maintenance program | Quoted annually | Fixed monthly or quarterly attendance |
What to have ready before requesting a commercial quote
- Tenancy area in square metres, and a floor plan if you have one
- The lease make-good clause, for strip-out or exit works
- Building management's contractor requirements and access hours
- Your target completion or trading date
- Whether the business must keep trading through the works
- Any base building services constraints or landlord approvals required
- Whether the landlord is contributing to the fit out
Why choose Orange Projects
QBCC-licensed & fully insured
Orange Projects is a QBCC-licensed business carrying full public liability and works insurance, so every Gold Coast project is delivered under a QBCC-licensed business, insured, protected contract.
Gold Coast renovation specialists
We have hands-on experience in the Gold Coast climate, coastal conditions and local council requirements from Coolangatta to Coomera.
Fixed-price quotes
You receive a detailed, itemised fixed-price quote after site inspection - no vague allowances, no mid-project surprises.
Premium workmanship
Our licensed carpenters and trade partners hold themselves to a high finishing standard and take pride in tidy sites and clean details.
End-to-end project management
one QBCC licensed team manages design coordination, trades, approvals and finishes so you have one point of contact from start to handover.
Clear communication
Regular progress updates, honest timelines and quick responses - you always know where your project is at.
Quality materials
We specify materials that suit the Queensland climate and stand up to salt air, humidity and UV - not just what's cheapest on the shelf.
Warranty-backed workmanship
All work is backed by QBCC statutory warranties and our own workmanship guarantee, so the finish lasts long after handover.
Our process
- 1
Site inspection
We attend the property, inspect the actual condition rather than working from photos alone, and talk through what you want the finished result to be. Bring any reports, strata approvals or insurance paperwork you already have.
- 2
Written fixed-price quote
You receive an itemised quote covering labour, materials, rubbish removal and any engineering or certification required. Where the full extent of damage can only be confirmed once linings or decking boards come off, we say so up front and quote the investigative stage separately rather than hiding it in an allowance.
- 3
Approvals and scheduling
Where certification, an engineer's design or body corporate approval is needed, we organise it and book the works into a dated program so you know which days we are on site.
- 4
Carry out the works
Protected floors, dust control, tidy site each afternoon and photo updates as we go. Occupied homes, tenanted properties and trading businesses are all worked around rather than shut down where possible.
- 5
Handover
Final walkthrough, defect check, invoice and any documentation - engineering certificates, Form 16s, product warranties - handed over with the job.
Areas we service on the Gold Coast
Orange Projects is a Gold Coast-based builder delivering this service across every Gold Coast suburb, including:
- Robina
- Burleigh Heads
- Mermaid Waters
- Helensvale
- Hope Island
- Coomera
- Southport
- Broadbeach
- Palm Beach
- Miami
- Varsity Lakes
- Ashmore
We also service Brisbane and surrounding South East Queensland areas as a secondary catchment:
Frequently asked questions
How much does a commercial fit out cost on the Gold Coast?
As a planning figure, $800-$1,500 per square metre for a cosmetic office refresh, $1,500-$2,800 for a mid-range office or retail fit out, and $2,500-$4,500+ per square metre for hospitality where kitchen and extraction services dominate.
Do you work after hours so we can keep trading?
Yes. Most of our commercial work is done outside trading hours or in staged zones. We quote both options where there is a genuine choice so you can weigh the labour premium against lost trade.
Can you provide insurance certificates and SWMS for building management?
Yes. We carry full public liability and works insurance and provide certificates of currency, SWMS and inductions as required before starting on site.
How much should I budget for lease make-good?
Typically $150-$450 per square metre for a standard tenancy, depending on how much you built and what the lease requires. We can inspect and give a written figure ahead of expiry.
Do you handle small commercial maintenance as well as fit outs?
Yes - reactive repairs, door and hardware work, ceiling and partition damage, and scheduled maintenance programs across multiple sites. See commercial property maintenance.
Are your commercial quotes fixed price?
Yes, for the scope described, with building management requirements, after-hours premiums and staging itemised separately so you can see exactly what each is costing you.