How much does an office fit-out cost in total?

Total cost is your floor area times the per-m² rate for your spec. For example, a 300 m² standard corporate fit-out is roughly R1.95m–3.3m before any landlord allowance. Enter your size in the calculator for your own range.

Does the landlord pay for the office fit-out?

Often partly. Landlords frequently offer a fit-out allowance (R/m²), particularly on longer leases, which reduces your capex. It's usually negotiable — enter any allowance in the calculator to see your net cost.

Is the fit-out cost once-off or monthly?

The capex is once-off, but the calculator also shows it amortised straight-line over your lease term, so you can see the effective monthly cost alongside your rent.

Your move plan · Step 1

Office fit-out cost calculator

Budget your office fit-out by spec and size on real South African per-m² rates — a defensible capex range, net of any landlord allowance, and what it works out to per month over your lease. Free.

Space size (m²)

Lease term (years)

Fit-out spec

Landlord fit-out allowance (R/m², optional)

Your fit-out budget

Free account — your budget range is saved to your journey.

Planning ranges for typical SA office fit-outs (excl. VAT) — a specialist will refine it against your actual space and spec.

How much does an office fit-out cost in South Africa?

As a planning guide, office fit-outs in South Africa fall into three broad bands, priced per square metre (excl. VAT): a basic refresh at roughly R3,500–6,500/m², a standard corporate fit-out at about R6,500–11,000/m², and a premium, client-facing fit-out at around R11,000–18,000/m².

Total cost is simply your size times the rate for your spec — so a 300 m² standard fit-out lands at roughly R1.95m–3.3m before any landlord contribution. The calculator above turns your exact size and spec into a range, then nets off any landlord allowance and shows what it amounts to per month over your lease.

What drives the cost

The spec is the biggest lever: a basic refresh is paint, carpets and minor partitioning where the space is largely fit for purpose; a standard corporate fit-out adds new partitioning, a kitchenette, air-conditioning adjustments and mid-range finishes; a premium fit-out brings high-end finishes, custom joinery, boardrooms and a feature reception.

Beyond spec, cost is pushed by the amount of partitioning and meeting rooms, HVAC and electrical changes, data cabling and IT, and how much of the existing space you can reuse. Landlord condition, floor plate efficiency and lead times on longer leases all matter too.

Landlord fit-out allowances

Landlords often contribute a fit-out allowance (quoted in R/m²), especially on longer leases or in softer market nodes — it directly reduces your capex. It's usually negotiable, so it's worth asking for and factoring in. Enter any allowance in the calculator to see your net cost.

Frequently asked questions

How much does an office fit-out cost per square metre in South Africa?: As a guide (excl. VAT): a basic refresh is about R3,500–6,500/m², a standard corporate fit-out about R6,500–11,000/m², and a premium client-facing fit-out about R11,000–18,000/m². Use the calculator above for a range tailored to your size and spec.
How much does an office fit-out cost in total?: Total cost is your floor area times the per-m² rate for your spec. For example, a 300 m² standard corporate fit-out is roughly R1.95m–3.3m before any landlord allowance. Enter your size in the calculator for your own range.
Does the landlord pay for the office fit-out?: Often partly. Landlords frequently offer a fit-out allowance (R/m²), particularly on longer leases, which reduces your capex. It's usually negotiable — enter any allowance in the calculator to see your net cost.
Is the fit-out cost once-off or monthly?: The capex is once-off, but the calculator also shows it amortised straight-line over your lease term, so you can see the effective monthly cost alongside your rent.