Estimated office construction costs

Office fit-out cost estimation is an important step that helps businesses plan their budget before designing, renovating, or setting up a new workplace. With a cost calculator based on square metres, you can quickly estimate the initial investment required for different fit-out packages, from basic to premium, before conducting a site survey and receiving a detailed quotation.

Reference Office Fit-Out Cost Table

Office fit-out costs are usually calculated per square metre and depend on the current condition of the premises, material standards, technical systems, loose furniture, and the level of completion selected by the business. The reference cost table below helps businesses quickly estimate their initial budget before conducting an on-site survey and detailed cost breakdown.

1. Basic Package: VND 4 – 6 million/sqm
2. Mid-Range Package: VND 6 – 8 million/sqm
3. Premium Package: From VND 10 million/sqn

Basic Package: VND 4 – 6 million/sqm

The basic package is suitable for startups, representative offices, or businesses that need to optimise their initial investment cost. The level of completion typically focuses on essential items such as flooring, ceilings, simple partitions, basic electrical systems, and standard furniture.

Mid-Range Package: VND 6 – 8 million/sqm

The mid-range package is suitable for SMEs, service companies, technology firms, or financial businesses that require a well-organised, aesthetic, and stable working environment. With this budget level, offices are usually better invested in terms of materials, lighting, meeting rooms, pantry areas, and coordinated furniture.

Premium Package: From VND 10 million/sqm

The premium package is suitable for representative offices, foreign companies, or businesses looking to enhance their brand image in professional office buildings. The cost usually includes premium materials, customised brand identity design, bespoke furniture, modern meeting rooms, and elegant reception areas.

Overview of Office Fit-Out Work Items

Office fit-out costs are usually made up of multiple work items, including design, base build completion, technical systems, air conditioning, security, furniture, and fire protection systems. Understanding each item helps businesses read quotations more accurately and avoid confusion between fit-out costs, loose furniture costs, and mandatory technical costs during the office setup process.

1. Item 1: Preliminary Works and Design Costs
2. Item 2: Base Build Completion
3. Item 3: M&E Systems
4. Item 4: HVAC System
5. Item 5: Security and Camera System
6. Item 6: Furniture and Equipment
7. Item 7: Fire Protection System

Item 1: Preliminary Works and Design Costs

Preliminary works include site surveys, floor measurement, functional consultation, space planning, and design documentation. This is the foundation that helps businesses clearly define their usage needs, team size, number of departments, and fit-out scope before preparing a detailed quantity breakdown.

Item 2: Base Build Completion

Base build completion usually includes ceilings, flooring, partitions, wall painting, doors, glass, and other basic finishing details of the premises. The cost of this item depends heavily on the handover condition of the office, material quality, and the extent of renovation required.

Item 3: M&E Systems

M&E systems include lighting, power sockets, electrical cabinets, LAN network, telephone lines, water supply and drainage, and technical items required for office operation. This is an important cost group because it directly affects the stability, safety, and scalability of the workspace.

Item 4: HVAC System

The HVAC system includes air conditioning, ventilation, ductwork, air diffusers, and equipment related to temperature control within the office. The cost of this item often varies depending on the office area, staff density, room layout, and the existing air-conditioning system provided by the building.

Item 5: Security and Camera System

The security and camera system includes surveillance cameras, access control, magnetic locks, doorbells, sensors, and devices used to protect office assets. This item is especially necessary for businesses with document storage areas, server rooms, finance departments, or internal access control requirements.

Item 6: Furniture and Equipment

Furniture and equipment include workstations, office chairs, filing cabinets, reception counters, meeting tables, sofas, decorative shelves, pantry furniture, and other loose furniture items. This cost group can vary significantly depending on the number of employees, materials, brands, level of consistency, and corporate identity requirements.

Item 7: Fire Protection System

The fire protection system includes smoke detectors, sprinklers, fire alarm speakers, exit lights, fire extinguishers, evacuation diagrams, and adjustments required by the building. When fitting out an office, businesses need to carefully review fire protection standards to avoid additional adjustment costs or delays in handover approval.

Office Fit-Out Cost Allocation by Work Item

The cost allocation for office fit-out can vary depending on the area, current condition of the premises, and finishing standards. However, it is usually divided into three main groups: design and pre-construction preparation, finishing and technical systems, and furniture, security, and fire protection. Understanding the proportion of each group helps businesses control their budget more effectively when comparing quotations from different contractors.

1. Design and Pre-Construction Preparation Costs
2. Finishing, M&E, and HVAC Costs
3. Furniture, Security, and Fire Protection Costs

Design and Pre-Construction Preparation Costs

This cost group usually accounts for a smaller proportion of the total budget and includes site surveys, layout consultation, concept design, technical drawings, quantity breakdown, and preparation before construction. This stage is important for reducing changes during implementation and helping businesses obtain a more realistic cost estimate.

Finishing, M&E, and HVAC Costs

This is one of the largest cost groups in an office fit-out estimate, including ceilings, flooring, partitions, painting, electrical systems, network systems, water supply and drainage, air conditioning, and ventilation. Costs can increase significantly if the premises are handed over in bare-shell condition, divided into many private rooms, or require technical adjustments to meet building standards.

Furniture, Security, and Fire Protection Costs

This cost group includes desks, chairs, cabinets, reception counters, meeting rooms, pantry areas, cameras, access control, and mandatory fire protection items. The cost proportion depends heavily on the number of employees, furniture standards, brand consistency, and operational safety requirements of each business.

Key Factors Affecting Total Office Fit-Out Costs

The total office fit-out cost depends not only on the area but also on the current condition of the premises, material standards, functional layout, and construction regulations of each building. Therefore, businesses should evaluate multiple factors before preparing a budget or comparing quotations from contractors.

1. Office Area to Be Fitted Out
2. Handover Condition of the Premises
3. Material Standards and Level of Completion
4. Number of Meeting Rooms, Private Rooms, and Functional Areas
5. Building Construction Regulations

Office Area to Be Fitted Out

Area is the first basis for estimating office fit-out costs per square metre. The larger the office, the higher the total budget. However, the average unit cost can be optimised if the premises have a regular floor plate, are easy to plan, and require fewer complex technical items.

Handover Condition of the Premises

A bare-shell space, a space with basic ceilings and flooring, or a space previously used as an office will result in different cost levels. If the premises require old furniture removal, electrical system adjustments, air-conditioning modifications, fire protection adjustments, or extensive renovation, the fit-out budget will be higher than for a space that already has good finishing conditions.

Material Standards and Level of Completion

Finishing materials such as flooring, ceilings, glass partitions, paint, wooden furniture, lighting equipment, and technical accessories directly affect the office fit-out unit cost. Businesses that choose premium materials, customised brand identity design, or a higher level of finishing detail will need a larger investment compared with a standard solution.

Number of Meeting Rooms, Private Rooms, and Functional Areas

The more meeting rooms, director rooms, phone booths, pantry areas, reception areas, or server rooms an office has, the higher the fit-out cost. This is because additional partitions, doors, electrical systems, network points, air conditioning, lighting, and dedicated furniture are required for each area. Therefore, the functional layout should be finalised carefully before preparing the quantity breakdown.

Building Construction Regulations

Each office building has its own regulations regarding construction hours, contractor registration, service lift usage, material transportation, noise control, fire protection, and technical handover approval. These requirements may result in additional costs such as overtime construction fees, security fees, cleaning fees, or technical adjustment costs required by building management.

Common Additional Costs Outside the Initial Estimate

During the office fit-out process, many costs may arise beyond the per-square-metre unit rate if the business has not carefully checked the premises condition and building regulations. These costs are usually related to construction hours, material transportation, technical system adjustments, old furniture removal, or premises reinstatement as required under the lease agreement.

1. Overtime Construction and Service Lift Fees
2. Costs for Adjusting Electrical, Air-Conditioning, and Fire Protection Systems
3. Demolition, Cleaning, and Reinstatement Costs

Overtime Construction and Service Lift Fees

Many office buildings only allow noisy works, material transportation, or service lift usage outside office hours. As a result, businesses may incur additional costs for construction registration, service lift usage, security, supervision, or overtime labour if the handover schedule is urgent.

Costs for Adjusting Electrical, Air-Conditioning, and Fire Protection Systems

When the office layout changes, such as adding meeting rooms, private offices, or functional areas, the electrical, network, air-conditioning, and fire protection systems often need to be adjusted to match the new function. This cost group is easily overlooked in the initial estimate, especially for bare-shell premises or buildings with strict technical standards.

Demolition, Cleaning, and Reinstatement Costs

If the premises already contain old furniture or the business needs to renovate the entire space, demolition, waste transportation, post-construction cleaning, and condition treatment costs can increase the total budget. Businesses should also plan for end-of-lease reinstatement costs in advance to avoid being unprepared when terminating the lease.

How Businesses Can Optimise Office Fit-Out Costs

To optimise office fit-out costs, businesses should control the budget from the layout planning, material selection, and scope definition stages. Careful preparation before implementation helps reduce unexpected changes, shorten construction time, and ensure the completed office meets operational needs.

1. Finalise the Layout Before Quantity Breakdown
2. Make Use of Existing Premises Conditions
3. Choose a Fit-Out Package Based on Lease Term
4. Set Aside a Contingency Budget from the Beginning

Finalise the Layout Before Quantity Breakdown

The layout is the basis for calculating construction quantities, the number of departments, electrical and network locations, air-conditioning points, partitions, and furniture. When the layout is clearly finalised from the beginning, the contractor can prepare a more accurate estimate and reduce the risk of design changes during construction, which may increase costs and delay progress.

Make Use of Existing Premises Conditions

If the premises already have ceilings, flooring, electrical systems, air conditioning, or some usable partitions, businesses should consider retaining and adapting them to the new layout. This helps reduce demolition costs, material costs, labour costs, and construction time, especially for offices with short lease terms or limited investment budgets.

Choose a Fit-Out Package Based on Lease Term

For offices leased for one to two years, businesses should prioritise basic fit-out solutions, flexible furniture, and easy-to-remove components. For lease terms of three to five years or longer, a mid-range or premium package may be more suitable to improve employee experience, brand image, and long-term space efficiency.

Set Aside a Contingency Budget from the Beginning

Businesses should set aside part of the budget for potential additional costs such as technical system adjustments, overtime construction fees, material transportation, material changes, or extra requirements from building management. This contingency budget helps the construction process remain more proactive and prevents progress delays when unexpected costs arise.

Maison Office Supports End-to-End Office Cost Estimation, Design, and Fit-Out

Maison Office provides businesses with office cost estimation and end-to-end office design and fit-out solutions, from site survey to final handover. With experience in advising thousands of businesses on office leasing and setup in Ho Chi Minh City, Hanoi, and Da Nang, Maison Office helps companies control their budget, optimise space functionality, and reduce potential risks during the fit-out process.

1. Site Survey
2. Layout Consultation Based on Budget and Team Size
3. Quantity Breakdown by Work Item
4. Support from Design and Construction to Handover

Site Survey

The Maison Office team conducts site surveys to assess the condition of ceilings, floors, walls, electrical systems, air conditioning, fire protection systems, and technical requirements from the building. This is an important basis for defining the fit-out scope, identifying items that require renovation, and preparing a cost estimate that closely reflects actual conditions.

Layout Consultation Based on Budget and Team Size

Based on the leased area, number of employees, operating model, and investment budget, Maison Office advises on suitable layout solutions for each business. The space plan is considered according to actual usage needs, such as open work areas, meeting rooms, private offices, pantry areas, reception areas, or document storage areas.

Quantity Breakdown by Work Item

Maison Office supports quantity breakdown by work item, including base build finishing, M&E systems, HVAC, fire protection, loose furniture, security and camera systems, and related costs for transportation, installation, inspection, and handover. A detailed breakdown helps businesses control their budget, compare investment options, and limit costs outside the estimate.

Support from Design and Construction to Handover

Throughout the implementation process, Maison Office accompanies businesses from design, material selection, and construction progress control to inspection and office handover. The goal is to help businesses secure a workspace that fits their budget, optimises operational efficiency, and is ready for use according to schedule.

Frequently Asked Questions About Office Fit-Out Costs

1. Is the Office Fit-Out Cost Calculator Accurate?
2. How Much Does It Cost to Fit Out a 100sqn Office?
3. Does the Office Fit-Out Unit Cost Include Furniture?
4. Why Do Offices with the Same Area Have Different Fit-Out Costs?
5. Should Businesses Choose a Basic, Mid-Range, or Premium Package?
6. How Can Businesses Receive an Accurate Office Fit-Out Quotation?

Is the Office Fit-Out Cost Calculator Accurate?

The office fit-out cost calculator helps businesses quickly estimate their initial budget based on area and the selected finishing package. However, the result is for reference only because actual costs also depend on the premises condition, functional layout, materials, technical systems, and construction regulations of each building.

How Much Does It Cost to Fit Out a 100sqm Office?

For a 100sqn office, the estimated fit-out cost is around VND 400–600 million for a basic package, VND 600–800 million for a mid-range package, and from VND 1 billion or more for a premium package. This cost may vary depending on the number of meeting rooms, functional areas, loose furniture, and actual finishing requirements.

Does the Office Fit-Out Unit Cost Include Furniture?

The office fit-out unit cost may or may not include furniture, depending on the quotation scope of each contractor. Businesses should check carefully whether items such as desks, chairs, filing cabinets, reception counters, meeting tables, pantry furniture, sofas, meeting room equipment, and bespoke furniture are included in the unit rate or quoted separately.

Why Do Offices with the Same Area Have Different Fit-Out Costs?

Offices with the same area may have different fit-out costs due to differences in premises condition, material standards, room density, and technical requirements. Offices with many meeting rooms, private rooms, reception areas, M&E systems, HVAC systems, or complex fire protection adjustments usually require a higher budget.

Should Businesses Choose a Basic, Mid-Range, or Premium Package?

Businesses should choose a fit-out package based on budget, lease term, usage needs, and desired brand image. The basic package is suitable for small offices or short-term leases. The mid-range package suits businesses that need a polished and stable working environment. The premium package is suitable for representative offices or companies that prioritise employee experience and brand identity.

How Can Businesses Receive an Accurate Office Fit-Out Quotation?

To receive an accurate office fit-out quotation, businesses should provide complete information on the office area, premises condition, number of employees, meeting room requirements, private office needs, pantry requirements, material standards, and desired handover timeline. After the on-site survey and layout finalisation, the contractor can prepare a detailed quantity breakdown and cost estimate for each work item.

Estimating the office fit-out budget early helps businesses control investment costs, choose the right finishing package, and reduce unexpected expenses during implementation. However, figures from the calculator are for reference only because actual costs also depend on the premises condition, material standards, technical systems, building regulations, and usage needs of each business. For a more accurate estimate, contact Maison Office for a site survey, layout consultation, and detailed cost breakdown by office fit-out item.