An office fit-out in Ireland typically costs between €700 and €1,500 per square metre for a Cat B fit-out, depending on the specification level. For a standard 500 sq m office in Dublin, that means a total budget of roughly €350,000 to €750,000. But the final number depends on several factors — and understanding them upfront will save you from costly surprises.
At Chawner & Trench, we’ve delivered hundreds of office fit-outs across Ireland over the past 15 years. This guide breaks down the real costs involved, based on what we see on the ground every day — not theoretical estimates from a spreadsheet.
What does a Cat B office fit-out cost per square metre in Ireland?
A Cat B fit-out is the most common type of office fit-out. It takes a shell or Cat A space and transforms it into a functioning, branded workspace. Cat B work includes partitions, furniture, flooring, lighting, data and electrical, kitchens, meeting rooms, and branding.
In Ireland in 2026, Cat B fit-out costs typically fall into three bands:
| Specification Level | Cost per sq m (EUR) | What’s Included |
|---|---|---|
| Basic | €700 – €900 | Standard finishes, basic lighting, carpet tile, painted plasterboard partitions, functional furniture |
| Mid-Range | €900 – €1,100 | Higher-quality finishes, glazed partitions, feature lighting, ergonomic furniture, breakout areas |
| Premium | €1,100 – €1,500 | Bespoke joinery, full glazing, acoustic treatment, premium furniture, branding elements, AV throughout |
These figures cover the construction and fit-out works only. They do not include VAT, professional fees (design, project management), or furniture — though many fit-out companies, including Chawner & Trench, offer turnkey packages that bundle everything together.
What does a Cat A fit-out cost in Ireland?
A Cat A fit-out is the base-build preparation of a shell space, typically commissioned by landlords or developers before a tenant moves in. Cat A work includes raised access floors, suspended ceiling grids, basic mechanical and electrical services (HVAC, lighting, fire detection), and core finishes to common areas.
Cat A fit-out costs in Ireland generally range from €400 to €700 per square metre, depending on the building’s existing condition and the specification required. In newer builds with good shell conditions, costs sit at the lower end. Older buildings requiring significant M&E upgrades will push costs higher.
What factors affect office fit-out costs in Dublin?
No two fit-outs are the same. Here are the main variables that move costs up or down:
1. Office size
Larger offices benefit from economies of scale. A 1,000 sq m fit-out will typically cost less per square metre than a 200 sq m project, because fixed costs (project management, site setup, preliminaries) are spread across a larger area.
2. Building condition
A modern shell-and-core building with good services infrastructure costs less to fit out than an older building requiring new M&E, structural modifications, or asbestos removal. The condition of the existing space is often the single biggest cost variable.
3. Location and access
City centre Dublin sites with limited loading access, parking restrictions, and working-hours constraints will add to costs. Ground floor offices with direct street access are cheaper to fit out than upper floors requiring goods lifts or crane access.
4. Partitioning choices
The type and amount of partitioning significantly affects costs. Standard plasterboard partitions are the most economical option. Single-glazed partitions cost roughly 40–60% more. Double-glazed acoustic partitions can cost two to three times as much as plasterboard.
5. M&E complexity
Mechanical and electrical work (HVAC, data, electrical, fire, security) typically accounts for 30–40% of a Cat B fit-out budget. Specialist requirements like server rooms, high-density cabling, or building management systems will push this higher.
6. Sustainability requirements
Green building certifications (LEED, BREEAM, WELL) and sustainable material specifications add approximately 5–15% to fit-out costs. However, they often reduce long-term operational costs and are increasingly required by multinational tenants and ESG-conscious businesses.
7. Timeline pressure
Fast-track programmes that compress the typical 12–16 week fit-out timeline can add 10–20% to costs due to overtime, accelerated procurement, and overlapping trades.
How do Dublin fit-out costs compare to the rest of Ireland?
Dublin fit-out costs run approximately 10–15% higher than other Irish cities like Cork, Galway, or Limerick. This premium reflects higher labour costs, more expensive skip hire and waste disposal, parking and access challenges, and greater competition for skilled subcontractors.
However, the gap is narrowing. Construction labour shortages across Ireland mean that skilled trades command similar rates nationwide. Material costs are also largely standardised, as most fit-out materials are sourced from the same Irish and European suppliers regardless of project location.
What’s typically included in a fit-out budget?
A comprehensive office fit-out budget should account for more than just construction costs. Here’s a realistic breakdown of where the money goes:
| Budget Category | Typical % of Total | What It Covers |
|---|---|---|
| Construction & fit-out works | 55–65% | Partitions, ceilings, flooring, joinery, decoration |
| M&E services | 20–30% | HVAC, electrical, data, lighting, fire, security |
| Furniture | 10–20% | Desks, chairs, storage, meeting room furniture, soft furnishings |
| Professional fees | 8–12% | Design, project management, quantity surveying |
| AV & technology | 3–8% | Screens, video conferencing, booking systems |
| Contingency | 5–10% | Unforeseen issues, scope changes, price escalation |
How to budget for your office fit-out
Here’s a practical approach to setting a realistic budget:
- Start with your floor area. Measure or confirm the net internal area (NIA) of your space in square metres.
- Choose your specification level. Basic (€700–900/m²), mid-range (€900–1,100/m²), or premium (€1,100–1,500/m²).
- Multiply area by rate. This gives your base construction budget.
- Add furniture. Budget €2,000–€5,000 per workstation for desks, chairs, and storage.
- Add professional fees. Allow 8–12% of the construction cost.
- Add contingency. A minimum of 5% for unforeseen issues. 10% for older buildings.
- Try our free estimator. Our Fit-Out Estimator tool will give you a personalised budget range in under two minutes.
Real-world examples: what do actual fit-outs cost?
To give you a sense of real project costs, here are some examples from recent Chawner & Trench projects:
| Project | Size | Scope | Spec Level |
|---|---|---|---|
| Goosebump Advertising Agency | 240 sq m | Full Cat B fit-out | Mid-range |
| FPG Amentum | 420 sq m | Cat B fit-out (Fit Out Awards shortlisted) | Premium |
| Sony Music Ireland | 450 sq m | Full office redesign and fit-out | Premium |
| Leman Solicitors | 500 sq m | Workspace fit-out | Mid-range to premium |
How can you reduce office fit-out costs without compromising quality?
There are several smart strategies to manage costs without cutting corners:
- Retain what works. If the existing ceiling grid, floor boxes, or HVAC system is in good condition, keeping them can save 15–25% on those elements.
- Phase the project. Fit out the areas you need immediately and leave expansion space for later.
- Choose standard products. Off-the-shelf partitions, furniture, and fittings are significantly cheaper than bespoke items and often look just as good.
- Plan early. Rushed projects cost more. Starting the design process 12–16 weeks before your move date gives time for competitive tendering and smart procurement.
- Get a transparent quote. At Chawner & Trench, we provide line-by-line cost estimates so you can see exactly where every euro goes — and make informed decisions about where to spend and where to save.
Frequently Asked Questions
How much does a small office fit-out cost in Dublin?
A small office fit-out (under 200 sq m) in Dublin typically costs between €140,000 and €300,000 for a Cat B fit-out, depending on specification. Smaller projects tend to have a higher cost per square metre because fixed costs like project management and site setup are spread over a smaller area.
Is furniture included in fit-out costs?
Not always. Many fit-out cost guides quote construction costs only. A complete workspace budget should add €2,000–€5,000 per workstation for furniture. Chawner & Trench provides furniture through our sister company, Future Office, so you get one point of contact for everything.
How long does an office fit-out take in Ireland?
A typical Cat B office fit-out takes 10–16 weeks from start on site to handover. The design and planning phase adds another 4–8 weeks before that. Fast-track projects can be completed in 8–10 weeks but usually cost 10–20% more.
Can I get a fit-out estimate before committing?
Yes. At Chawner & Trench, our initial consultation and concept design phase requires no formal commitment. We’ll meet you, discuss your requirements, and provide a detailed estimate — all before you need to make any decisions. You can also try our free online Fit-Out Estimator for an instant budget range.
What’s the difference between a fit-out and a refurbishment?
A fit-out transforms a shell or empty space into a functioning workspace. A refurbishment upgrades an existing occupied or previously occupied space. Refurbishments are typically 20–40% cheaper than full fit-outs because they retain more of the existing infrastructure.
Robert Trench is the co-founder and Design Lead at Chawner & Trench. A Chartered Construction Manager (MCIOB) and qualified Interior Designer, Robert has over 15 years of experience delivering office fit-outs across Ireland. His work on the FPG Amentum project was shortlisted at the Fit Out Awards for Best Office Under €500K.
