What Does a Commercial Fitout Really Cost?
An Honest Guide for 2026
If you've been searching for a straight answer on fitout costs — you're in the right place. No vague ranges, no hidden surprises. Just a realistic, transparent breakdown to help you plan with confidence.
Why We're Writing This
We talk to hundreds of business owners and brand founders every year. The conversation almost always starts the same way: "We have no idea what this should cost."
That's completely understandable. Fitout pricing isn't published on a menu. But the absence of clear information often leads to one of two outcomes; either a client massively underprepared their budget, or they walk away from a project that was actually well within reach.
This guide exists to close that gap.
👉 This blog is aimed at business owners, franchise operators, retail founders, and brand builders who want a realistic starting point before they pick up the phone..
The Core Rule: Cost Follows Size and Finish
Before we get into numbers, it's worth understanding the two variables that drive almost every fitout budget:
1. Project size (m²) The bigger the space, the more materials, labour, and time are required. This is the most straightforward cost driver.
2. Quality of finish This is where budgets diverge significantly. A functional fitout and a high-end brand environment can occupy the same square meterage — and cost vastly different amounts to deliver.
👉 Everything else — location, complexity of services, programme timeline — layers on top of these two fundamentals.
Real Numbers: What Does a Fitout Cost?
Rather than offer hypothetical ranges, here are figures drawn directly from our own delivered projects.
Nail & Beauty Salons
For small-to-mid sized nail and beauty salons in the 55–80 m² range, clients can expect to invest between $160,000 and $190,000 for a mid-to-premium finish. Larger or more complex spaces will sit toward the upper end of that range and beyond.
👉 Rough indicative range for this category: $2,500–$3,500 per m² for mid-to-premium beauty/retail fitouts.
These figures reflect clean architectural lines, quality joinery, commercial-grade flooring, and bespoke service stations — not a budget fitout, but not ultra-luxury either. They represent what it genuinely costs to deliver a fit-for-purpose, brand-aligned environment that will last and perform.
These projects reflect a mid-to-premium finish appropriate for a contemporary beauty brand — clean architectural lines, quality joinery, commercial-grade flooring, and bespoke service stations. They are not budget fitouts, nor are they at the ultra-luxury end. They represent what iit genuinely costs to deliver a fit-for-purpose, brand-aligned environment that will last and perform
.
What Drives the Cost Up? The Finish Factor
Two fitouts of identical size can have very different price tags. Here's why.
Premium finishes that command a premium price:
01.Hardwood and engineered timber flooring
A quality timber floor is one of the single biggest contributors to the feel of a space — and one of the most significant line items on a budget. Supply chain pressures have pushed hardwood pricing upward considerably in recent years.
02. Bespoke joinery and cabinetry
Custom-built counters, reception desks, display units, and storage are the backbone of a branded fitout. Off-the-shelf furniture can't replicate the precision fit, brand alignment, or longevity of purpose-built millwork. Skilled cabinet makers are in short supply in the current market, and their time reflects that.
03. Venetian render and specialty wall finishes
Lime plaster, Venetian render, and textured wall treatments deliver a tactile luxury that paint simply cannot. These finishes require specialist tradespeople, multi-coat application, and curing time — all of which add to both cost and programme.
04. Decorative lighting
Architectural lighting design — layered ambient, task, and feature lighting — can transform a space and reinforce brand identity. It's also one of the easier areas to cut corners on, and one of the most visible when you do.
05. Custom branding elements
Signage, branded fixtures, custom tiles, and artwork installations are often underestimated in early budgets. These elements are frequently what clients remember most — and what their customers photograph and share.
The Current Climate: Why Costs Have Increased
There's no point glossing over it. Fitout costs have risen materially in the past three years, and that trajectory is unlikely to reverse sharply in the short term.
"Construction costs in Australia have increased by over 30% since 2020, driven by a combination of material inflation, subcontractor shortages, and persistent supply chain disruption. Project budgets that felt comfortable two years ago need to be revisited." — Master Builders Australia, Industry Outlook Report 2026
How We Work With Budget
A well-defined brief and a realistic budget are not the starting point of a fitout — they're something we help you arrive at together.
Here's how that conversation typically looks:
Step 1: Understand your brand vision What does your space need to communicate? Luxury, accessibility, innovation, warmth? The finish level should serve the brand, not just a personal preference.
Step 2: Establish a realistic budget envelope Based on your size, location, and brief, we'll give you an honest assessment of what's achievable. If there's a gap between aspiration and budget, we'll tell you early — not after you've spent months on design.
Step 3: Value-engineer without compromising the concept There are almost always ways to achieve the look and feel of a premium finish at a lower cost — through material substitution, phasing, or simplifying construction methodology. Our job is to find those opportunities without letting the concept slip.
Step 4: Fix the scope, fix the price Surprises on site are largely avoidable. Clear documentation, accurate tendering, and experienced project management are how we protect your budget through construction.
Is a Fitout Specialist Worth It?
A common question. The short answer is: for any commercial project where the brand environment matters — yes.
A fitout specialist brings:
Industry buying power and supplier relationships
Knowledge of what finishes work in practice (not just on a mood board)
Programme management that keeps trades coordinated and costs controlled
Accountability — one point of contact, one contract
"Working with a specialist meant we didn't have to manage twenty different trades. They understood what we were trying to build, they pushed back when our ideas weren't practical, and they delivered on budget. That peace of mind is worth a lot." — Retail brand founder, Sydney
Who This Guide Is For
This guide is designed for business owners and brand builders who:
Are seriously planning a commercial fitout in the next 6–18 months
Want a realistic picture of costs before engaging a specialist
Value quality and understand that the right environment drives revenue
Are ready to have an honest conversation about budget
👉 If you're looking for the cheapest possible fitout, we're probably not the right fit — and we'd rather tell you that now than waste your time or ours.
If you're building something worth building, we'd love to talk.
"The clients who get the best outcomes are the ones who engage early, have a clear brief, and understand that quality takes time. We can work with almost any budget — but we can't manufacture extra weeks in a programme or undo a poor procurement decision." — Fitout industry commentary, 2025–2026
Contact One Built - Simplifying Fitouts across Sydney
Ready to discuss your project? We offer a complimentary initial consultation to understand your brief, walk through realistic costings, and give you an honest view of what's achievable.
No obligation. No vague estimates. Just a straight conversation.
Costs referenced in this guide reflect completed projects and current market conditions as at 2026.
All figures are indicative and subject to site-specific assessment, scope definition, and programme requirements.
What some of our clients say...
We have used One Built now on 3 of our store builds. Al and his team are professional, well priced and bring a high quality of workmanship and project management to every build. I can highly recommend them for any fit out.
Couldn’t be happier with our office fitout. The team was easy to work with, super professional, and really understood what we wanted. They delivered a modern, functional space on time and on budget, with great attention to detail. The whole process was smooth and stress-free. Highly recommend
Have used One Built for a couple of commercial projects now with great results at reasonable prices.
“I cannot express how delighted we are with the outstanding work provided by One Built for our office fit-out at Sutherland. From start to finish, the entire process was nothing short of exceptional. If you are seeking a professional, creative, and reliable team for your office renovation, look no further! ONE Built Projects truly went above and beyond to understand our vision and requirements. They displayed a remarkable level of expertise and creativity, suggesting innovative ideas that perfectly aligned with our company's culture and needs. Their attention to detail was impeccable, and the final result surpassed all our expectations. We are very pleased with the finished results. Al was always friendly and professional."
View Some of Our Projects...
