How much does a commercial building project cost?
A fitout inside an existing building, a refurbishment and a new commercial building need different budgets. Define which project you have before using a square-metre rate. Floor area alone does not tell you what services, structure, equipment or approvals are included.
For one local reference, Auckland contractor Complete Construction publishes the following indicative commercial fitout rates. These are its Auckland fitout examples, excluding GST. They are not national averages, new-building rates or a Bracen quote.
| Fitout level | Indicative rate (NZD per m², excluding GST) |
|---|---|
| Base | About $1,500 |
| Mid-range | About $2,500 |
| Premium | $3,500 and above |
Source: Complete Construction's commercial fitout information, checked 5 October 2026. The company identifies joinery, building services, finishes and working hours as important cost drivers. Ask for a project-specific scope before applying these rates.
Separate the building budget from the full project budget
Write down what you expect the contractor to deliver. Then ask your designer, quantity surveyor and contractor to identify what sits outside that price. This avoids mistaking the construction contract for the total cash needed to open or occupy the premises.
- Base building: structure, roof, external envelope and landlord-provided works, where relevant.
- Fitout: partitions, ceilings, flooring, joinery, finishes and signage.
- Services: electrical supply, lighting, data, plumbing, heating and ventilation, and fire-related work required for the project.
- Specialist equipment: kitchens, refrigeration, machinery, furniture and installation.
- Professional and approval costs: design, engineering, quantity surveying, council fees and inspections as applicable.
- Site and business costs: access restrictions, staged occupation, after-hours work, temporary facilities and disruption.
- Allowances: unresolved selections, risk allowance, price validity and GST treatment.
For a new building, also establish the land and site-work scope, ground conditions and infrastructure connections. A fitout rate cannot answer those questions. Request a feasibility budget based on the actual site and building brief.
Prepare a brief a commercial builder can price
Include the address, approximate area, existing and intended use, drawings if available, and the target opening date. Explain whether the site remains occupied and identify landlord requirements. Separate essential work from optional upgrades so the budget can be adjusted without losing the project's purpose.
Ask for explicit inclusions, exclusions, provisional allowances and the process for approving variations. Compare prices only after reconciling their scope. Read our guide to hidden costs in builder quotes before treating the lowest total as the best value.
Allow time for design and approvals
Separate design, approvals, procurement and construction in the programme. A quoted time on site is not necessarily the period from your first conversation to opening day. Ask which decisions or long-lead items control the start date and who is responsible for each.
Check the consent requirements for your actual project with your designer and council. MBIE's consent guidance is the starting point. Confirm any change-of-use, accessibility, fire or building-services requirements before finalising the scope rather than assigning a universal consent allowance.
Use the estimate to start a better conversation
The estimator above gives a modelled starting range using your project type, area band and region. It does not inspect the building, review lease obligations or price a complete specification. The published fitout examples and the model can cover different work. Confirm scope, exclusions and GST in a professional estimate before committing funds.
Explore commercial builders and look for relevant project experience. Bring your brief and ask how the builder would establish a reliable budget, manage an occupied site and report changes.
Frequently Asked Questions
Can I use a commercial fitout rate for a new building?
No. A fitout rate describes work within an existing building and may assume usable structure and services. A new building needs its own site, structural, envelope and infrastructure scope. Ask a quantity surveyor or contractor to prepare a budget from the site information and brief, then record what is excluded before comparing options.
Are the commercial rates on this page inclusive of GST?
The Complete Construction examples in the table exclude GST. They are one contractor's Auckland fitout references, not a tax-inclusive project total. Ask each supplier to state GST clearly and compare every estimate on the same basis. Confirm separately whether design, equipment, approvals and other project costs are included in the price.
What should I provide for a useful commercial estimate?
Provide the location, project type, approximate area, existing condition, intended use, drawings if available and required opening date. Explain access limits, whether trading continues during the work and what the landlord supplies. A clear brief lets the estimator identify missing information and allowances instead of hiding those uncertainties inside a single rate.