Standard Office Fit Outs: What’s Not Included?

When searching for office space for lease in Brisbane CBD, many businesses choose to start with a blank tenancy and construct a fit out tailored to their specific requirements. While fitted spaces can offer convenience, designing your own office environment allows greater control over layout, branding, and workplace functionality.

In many cases, landlords will offer to deliver the fit out on your behalf using their preferred contractors. Alternatively, tenants may engage their own fit out specialists and manage the design and construction process independently.

Regardless of the approach, the fit out is typically funded using an incentive allowance provided by the landlord as part of the commercial lease agreement.

However, it’s important to understand that a “standard office fit out” rarely includes every feature a business might want. Many finishes and upgrades fall outside the base scope and may require additional investment.

Typical Cost of a Standard Office Fit Out

Fit out costs can vary significantly depending on the design, finishes and building grade.

As a general guide within the Brisbane CBD office market:

• Secondary buildings (B and B+ Grade): approximately $850–$950 per sqm
• Prime buildings (A Grade and Premium): typically higher due to elevated design standards and building services

While these budgets generally cover a functional office layout, several commonly requested features are not typically included in the base scope.

Common Items Not Included in a Standard Fit Out

Below are some of the most common additions tenants request when leasing commercial office space in Brisbane.

Power and Data Points

Power and data connections are often funded separately by the tenant. Depending on the layout and technology requirements, this can typically cost around $50–$60 per sqm.

Additional Storage and Joinery

Joinery can be one of the most expensive elements of a fit out. While standard designs may include basic cabinetry in utility areas, additional storage cupboards or custom joinery usually come at an extra cost.

Filtered Water Systems (Billi Taps)

Premium filtered water systems, such as Billi taps, are increasingly common in modern offices but are not always included in a standard fit out package.

These systems can vary significantly in price depending on the model and installation requirements.

Acoustic Treatments and Noise Insulation

Noise management is an important consideration in modern office environments. While standard layouts may include basic treatments such as partitions or carpet, acoustic insulation installed above the ceiling grid provides the most effective sound control — and often comes at an additional cost.

Feature Carpets

Most landlords will install standard base-building carpet throughout the tenancy. If a tenant wishes to introduce feature carpet in areas such as reception spaces or meeting rooms, this is usually treated as an upgrade.

Access Control Systems

Access control systems allow employees to enter the office using swipe cards or digital credentials rather than traditional keys.

Some landlords include basic access systems, but more advanced or customised security solutions may require additional investment.

Glass Frosting and Privacy Treatments

To comply with Australian Standards, a basic frosted strip is typically applied to glass panels within the tenancy.

However, many businesses prefer additional frosting for privacy or decorative purposes, particularly in meeting rooms or boardrooms.

Tenancy Signage

Internal signage featuring your company name or logo is rarely included in a standard fit out package and is usually arranged separately.

Door Upgrades

Standard fit outs generally include hinged doors, which are more cost-effective and easier to install.

If a tenant prefers sliding doors or other architectural door systems, these will typically increase the overall fit out cost.

Whiteboards and Collaboration Walls

Basic whiteboards may sometimes be included in meeting rooms, but digital whiteboards or whiteboard paint applied to walls are often considered upgrades depending on the contractor’s scope.