Office renovation cost per square foot
Sourced 2026 Singapore ranges across four tiers — basic refit, standard fit-out, premium CBD, headquarters grade. Every figure carries a primary-source citation so you can audit the number before you brief.
Two-minute brief, up to three BCA-registered contractors, no obligation. PDPA (2012) consent on submit.
How much is office renovation per sqft in Singapore?
2026 Singapore office renovation rates split into four tiers, each driven by finishes specification, M&E complexity and joinery scope rather than floor area alone:
- Basic refit — S$60–100/sqft Source: Moom 2024 SG Office Fit-out Cost Benchmarks — Tier-B suburban, paint + carpet + light partitioning.
- Standard fit-out — S$100–180/sqft Source: JLL Asia Fit-Out Cost Guide — Tier-A office, full M&E + meeting rooms + finishes.
- Premium CBD — S$180–280/sqft Source: CBRE Asia Pacific Fit-Out Cost Guide — bespoke carpentry, integrated AV, premium finishes.
- Headquarters grade — S$280–450/sqft Source: CBRE Asia Pacific Fit-Out Cost Guide — showpiece floors, custom joinery, statement design, bespoke M&E.
Add 10–15% on the build cost for design fees, BCA + SCDF permits, project management and a sensible contingency. Floors under 1,500 sqft typically sit at the upper end of each band; floors over 10,000 sqft benefit from scale economies and trend toward the lower end.
Line-item breakdown by tier
Basic refit
Light refresh — paint, carpet, light partitions. Tier-B office, suburban locations.
Light refresh for Tier-B suburban offices — existing layout largely retained, paint and floor coverings refreshed, minor partitioning, M&E top-up.
Programme: 4–6 weeks on site for spaces up to 2,000 sqft. Best for SMEs and startups.
Standard fit-out
Full fit-out with meeting rooms, M&E, finishes. Tier-A office.
Full Tier-A fit-out for growing companies — new layout, meeting-room programme, full M&E rework, decent finishes, AV in main meeting rooms.
Programme: 8–12 weeks on site for spaces 3,000–8,000 sqft. Most common tier in Singapore.
Premium CBD A-grade
CBD A-grade — bespoke carpentry, integrated AV, premium finishes.
CBD A-grade tower fit-outs — bespoke carpentry, integrated AV, premium finishes, sophisticated lighting design.
Programme: 12–16 weeks on site. CBD A-grade landlords restrict noisy works to evenings/weekends — programmes extend 20–30%.
Headquarters grade
HQ / showpiece floors. Custom joinery, statement design, bespoke M&E.
Showpiece HQ floors — custom joinery, statement design, bespoke M&E, executive amenities. Regional HQs of MNCs, flagship financial-services trading floors.
Programme: 16–24 weeks on site for 15,000+ sqft floors. Often multi-floor coordination required.
Tax deduction: IRAS Section 14N
IRAS allows companies to claim qualifying renovation and refurbishment (R&R) expenditure under Section 14N of the Income Tax Act — capped at S$300,000/cap Source: IRAS — Renovation or Refurbishment works (S$300k cap, 3 YA) per three-year window, deductible over three consecutive Years of Assessment.
Qualifying items include partitioning, lighting and electrical work, ceiling and flooring, basic pantry fittings. Non-qualifying items include items giving rise to a new asset (e.g. designer furniture treated as plant), structural works, and items already covered by other capital allowances. Source: IRAS — Renovation or Refurbishment works (S$300k cap, 3 YA)
Ask the contractor to itemise the invoice so the qualifying-and-non-qualifying split is clean. A typical S$100,000 standard fit-out invoice tends to have 70–85% qualifying under s14N once non-qualifying FF&E and decorative items are separated.
What moves the per-sqft figure
Scale economies
Floors under 1,500 sqft sit at the upper end of each band — minimum-call-out fees, less efficient material procurement. Floors over 10,000 sqft trend lower.
Cellular vs open-plan
More private offices and meeting rooms means more linear metres of partition, more doors, more lighting circuits — meaningfully pushes per-sqft cost.
Materials premium
Stone, hardwood, glazed partitions and bespoke joinery can double a per-sqft figure compared to standard plasterboard + carpet tile + LED.
CBD A-grade premium
CBD landlords restrict noisy works to evenings and weekends, mandate pre-approved sub-contractor lists, and require fit-out manager sign-off. Adds 15–25% to programme and cost.
Reuse vs rework
Keeping the existing AC zoning, lighting layout and structured cabling is the single biggest cost-saver. Full M&E rework can be 30–40% of the total.
Rush jobs
Compressed programmes requiring overtime and expedited material shipping typically add 10–20% on labour and 5–10% on material.
Brief us. Get a priced quote.
Floor area, tier (basic, standard, premium, HQ), target move-in date. We match up to three BCA-registered fit-out contractors.
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