Casinys office fit-out pricing for Melbourne floors, with the numbers written down
Casinys publishes the price bands we actually quote from, because guessing at fit-out costs wastes everybody's time. The ranges below come from jobs we've priced in the last twelve months. Every floor is different, so treat them as starting points and let us survey your space for a firm number.
Three levels of office refurbishment, priced by the square metre
The three bands below cover almost every refurbishment we do. Pick the one that matches what you want to change, and we'll confirm it against your actual floor.
Cosmetic refresh
- Paint, carpet and vinyl throughout
- Light fittings replaced on existing circuits
- New blinds on existing windows
- Wall repairs and patch painting included
- Four to six week programme
Full floor refurbishment
- Full strip-out and make-good
- New partitions, ceilings and lighting grid
- Mechanical diffuser and controls upgrade
- Joinery, kitchen and breakout areas
- Eight to twelve week programme
Back-to-shell rebuild
- Strip to base building slab and columns
- New hydraulic and mechanical services
- Structural alterations if required
- New switchboard and metering
- Twelve to sixteen week programme
What design and space planning costs on its own
If you only need the plan and the documentation, without the build, these are the fees we quote from. Larger floors are scoped individually.
Test-fit only
- Site measure and existing conditions plan
- Two layout options with desk counts
- Headcount and meeting room schedule
- One round of revisions
- Delivered in ten working days
Full design package
- Workplace brief and workshops included
- Two test-fit layouts with cost commentary
- Full finishes and furniture specification
- Reflected ceiling and services plans
- Tender documentation ready to issue
Design and delivery support
- Everything in the full design package
- Builder tender and comparison report
- Construction stage design clarifications
- Furniture procurement coordination
- Post-move review at three months
The five things that shift a fit-out number up or down
Two floors the same size can price $400,000 apart. It comes down to five things, and all of them show up before a single wall goes up.
- Condition of the base building services and switchboard
- How much of the existing floor gets reused or demolished
- Density of meeting rooms, focus pods and acoustic treatment
- Whether the works happen in an occupied tenancy
- Joinery volume, kitchen count and level of finish
Base building
An ageing air handler or a switchboard at capacity can add tens of thousands before any fit-out work begins.
Reuse vs rebuild
Keeping the existing ceiling grid and light fittings saves around 18% against a full strip and replace.
Acoustics
Focus pods, sound-rated walls and ceiling baffles are a real line item. Worth it if your team is on the phone all day.
Programme
Tighter programmes and after-hours work push the labour cost up, usually between 8% and 15%.
What a 600 sqm floor actually costs
A mid-range refurbishment of a 600 sqm tenancy in the Melbourne CBD, based on a project we finished in 2023.
See the full service-
Strip-out and make-good
Demolition, rubbish removal and base building repairs: $68,000.
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Partitions and ceilings
Plasterboard walls, acoustic treatment and suspended ceiling grid: $142,000.
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Services
Electrical, data, mechanical diffusers and small hydraulics: $118,000.
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Joinery and kitchens
Reception desk, meeting room credenzas and a fifteen person kitchen: $96,000.
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Finishes and furniture
Carpet, paint, blinds and workstation package: $204,000.
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Contractor preliminaries
Site supervision, hoarding, safety and programme management: $112,000.
Total ex GST: $740,000, or about $1,233 per square metre at the mid-range finish level.
Four steps from first call to a number you can sign
We don't quote from a floor plan alone. Every number we put in writing has been checked against a survey of your actual base building.
Site measure
We visit, laser the floor and photograph the ceiling void and switchboard. No fee, anywhere in greater Melbourne.
Scope line items
Every item priced individually by trade, so you can see what you're paying for and cut selectively if the budget tightens.
Services review
Our engineer checks the mechanical capacity and switchboard loading before we commit to a fixed price.
Fixed-price tender
One number, with the assumptions listed. Any change after that gets priced in writing before we proceed.
The questions we answer before every quote
We've been pricing Victorian floors since 2009
340 floors delivered, 18 buildings in regular rotation, and 71% of our work coming from clients who've used us before. When we quote a figure, we've built something like it dozens of times already.
Burned by a fit-out budget before?
Read our field note on the three things that quietly push Melbourne fit-out budgets over the line, and how we price to avoid them.
Read the articleBackground reading before you commit to a fit-out
Other services and field notes worth a look while you're weighing up your options.
Planning an Office Refit While Your Team Keeps Working
Zoning, noise windows and the loading dock bookings that decide whether a live refit stays on programme.
Read the article
Commercial Office Design and Space Planning
Workplace brief, test fits, finishes specification and tender documentation ready for any builder to price.
See the design serviceReady to see your floor priced properly?
Send us the address and rough size. We'll come out, survey the base building and hand you a fixed-price tender with line items and assumptions written down.