Commercial fit-out costs vary dramatically depending on space type—a trendy café won't cost the same as a medical clinic or corporate office. Understanding baseline costs for your specific project type helps you budget realistically and spot overpriced quotes before signing anything.
Office Spaces: $150–$300 per square foot
Standard office fit-outs include partition walls, flooring, ceiling systems, lighting, HVAC adjustments, and basic finishes. A 5,000 sq ft open-plan office typically runs $750,000–$1.5 million. If you're adding specialized elements like server rooms, meeting pod systems, or high-end acoustic treatments, expect the upper end or beyond. Timelines usually stretch 12–16 weeks for construction after design approval.
What affects office costs:
- Structural changes (removing/adding walls costs significantly more than surface-level finishing)
- Mechanical systems upgrades (often overlooked in initial budgets)
- Flooring type (polished concrete is cheaper than premium vinyl or hardwood)
- Fit-out quality level (basic functionality vs. boutique finishes)
Retail & Hospitality: $200–$400 per square foot
Restaurants, cafés, and retail shops demand customer-facing finishes and functional back-of-house areas. A 2,000 sq ft café interior typically costs $400,000–$800,000 when including kitchen equipment integration (which contractors often underestimate). Hospitality projects also involve food service compliance, grease traps, ventilation hoods, and health inspections—all add cost and time.
Retail spaces need durable flooring, good lighting design, and attractive finishes to drive sales. Paint and basic fixtures alone won't cut it; customers notice quality. Plan 14–20 weeks for full construction plus regulatory approval delays.
Medical & Dental Offices: $250–$450 per square foot
Healthcare spaces carry strict compliance requirements: infection control standards, specialized flooring (seamless, antimicrobial), ceiling systems that support equipment, and electrical redundancy for critical operations. A 3,000 sq ft dental practice typically costs $750,000–$1.35 million. Don't budget lightly here—missing compliance during construction means costly rework.
Medical fit-outs also demand:
- Medical-grade HVAC with proper filtration
- Dedicated circuits for diagnostic equipment
- Plumbing for sterilization and handwashing stations
- Fire-rated walls and emergency egress planning
Expect 18–24 weeks to complete, partly due to inspections and permit lead times.
Warehouse & Industrial: $50–$150 per square foot
Warehouse fit-outs are typically cheaper per square foot because finishes are minimal. However, if you need climate control, racking systems, loading dock work, or specialized flooring for forklifts, costs jump quickly. A 10,000 sq ft warehouse with basic office space and structural reinforcement runs $500,000–$1.5 million depending on your operational needs.
Industrial projects often involve machinery installation, which requires structural engineering and extended timelines (16–28 weeks).
Co-Working & Shared Spaces: $180–$350 per square foot
These spaces balance budget with flexibility. Modular walls, hot-desking setups, and adaptable meeting areas reduce initial costs compared to traditional offices but require clever design. A 4,000 sq ft co-working hub typically costs $720,000–$1.4 million. The trade-off: you'll need quality finishes and modern amenities to attract tenants, so cheap material choices show quickly.
Key Cost Variables Across All Space Types
Don't ignore these when getting quotes:
- Existing condition: Gutting a space and building from a shell costs 30–50% more than refreshing already-partitioned space
- Code compliance: Older buildings may require unexpected structural upgrades, sprinkler systems, or emergency lighting
- Mechanical work: Hidden costs in relocating HVAC ducts, power distribution, or plumbing can balloon budgets by 15–25%
- Supply chain delays: Lead times for custom fixtures or specialized equipment are common culprits behind timeline slips
- Permit approvals: Expect 2–8 weeks depending on local jurisdiction (major cities are slower)
Getting Accurate Quotes
Always request itemized breakdowns, not lump sums. A reputable contractor separates structural work, MEP (mechanical, electrical, plumbing), finishes, and contingency. Contingency should be 10–15% for commercial projects—anything less signals underestimation. Compare 3+ quotes from licensed contractors with relevant project experience in your space type.
Platforms like Mercoly let you compare trusted Commercial Construction providers and gather multiple quotes in one place, making it easier to spot realistic pricing and spot overcharging.
Frequently Asked Questions
Q: Why do contractors give such different price quotes for the same space? A: Contractors may interpret scope differently, include or exclude MEP work, account for hidden conditions at different levels, or simply have different labor costs and overhead structures. Always compare apples to apples by requesting identical breakdowns.
Q: Should I use the cheapest quote? A: No. The cheapest quote often reflects underestimation, lower-quality materials, or inexperience with your space type, leading to delays and rework costs. Mid-range quotes from contractors with relevant portfolio work are typically your best value.
Q: How much should I set aside for contingency? A: Commercial fit-outs should include 10–15% contingency. Anything lower risks budget overruns when hidden structural issues or code requirements surface.
Ready to start your fit-out project? Find and compare vetted Commercial Construction providers on Mercoly today.