A small office fit-out in Dublin – anything under 200 square metres – typically costs between €140,000 and €300,000 depending on specification and complexity. That’s a wide range, and where you land depends on choices around layout, materials, M&E requirements, and furniture. The good news: smaller spaces reward smart design disproportionately. Get the planning right and a 150 m² office can feel — and function — like something twice the size.

How much does a small office fit-out cost in Dublin?

Smaller offices don’t automatically mean smaller budgets per square metre. In fact, the cost per m² for a small fit-out is often slightly higher than for larger projects because fixed costs (design fees, M&E connections, builder preliminaries) are spread across less floor area. Here’s what to expect based on projects we’ve delivered in Dublin over the past two years:

Basic spec includes standard carpet tile, painted plasterboard partitions, basic lighting, and functional furniture. Mid-range adds acoustic treatment, glass partitions, upgraded lighting and finishes, and better-quality furniture. Premium includes bespoke joinery, high-end finishes, integrated AV systems, and designer furniture.

These figures include professional fees and construction but exclude VAT. For a quick estimate tailored to your specific requirements, try our Fit-Out Estimator. For a more detailed breakdown of what drives costs, see our office fit-out cost guide for Ireland.

What are the best layout strategies for small offices?

In a small office, every square metre has to earn its place. The biggest mistake we see is trying to replicate a large-office layout at a smaller scale — cramming in a reception desk, a boardroom, a kitchen, a server room, and 20 individual desks. It doesn’t work. Something has to give, and usually it’s the quality of every space.

These layout strategies consistently deliver better results in sub-200 m² offices:

Zone by activity, not by department. Instead of giving marketing one corner and finance another, create zones based on what people do: focused work, collaborative work, calls/video meetings, and social/break time. In a 150 m² office, you might allocate 55% to work zones (a mix of desks and focus booths), 20% to meeting and collaboration space, 15% to kitchen and breakout, and 10% to circulation and storage.

Use the perimeter for workstations. Place desks along window walls to maximise natural light at the point of work. Keep the centre of the floor plate free for shared amenities — a kitchen island, a collaborative table, or a soft seating area. This creates an open, social core without sacrificing productive desk space.

Double up on function. A kitchen counter with bar stools works for lunch, informal meetings, and laptop work. A large communal table serves as both a collaborative workspace and a boardroom. A phone booth does double duty as a focus pod. In small offices, single-purpose rooms are a luxury you can rarely afford.

Plan for future headcount — but not too far ahead. If you have 12 staff now and expect 18 in two years, don’t build for 18 fixed desks. Build for 14 hot-desks with flexible furniture that can be reconfigured. Over-planning for growth is just as wasteful as under-planning.

How do you make a small office feel bigger?

Perception matters as much as floor area. A well-designed 120 m² office can feel more spacious than a poorly planned 200 m² one. The techniques that make the biggest difference:

Glass partitions instead of solid walls. Full-height glass partitions with minimal framing allow sightlines to travel across the entire floor plate. They provide acoustic separation (particularly with double-glazed acoustic glass rated to 45 dB) without creating visual boxes. In a small office, even one solid-walled room can make the remaining space feel cramped.

Consistent flooring throughout. Changing floor finishes between zones — carpet in the office, vinyl in the kitchen, tile in the entrance — visually chops the space into smaller pieces. Using a single flooring material (or at least a consistent colour palette) across the entire floor creates the illusion of a larger, unified space.

Ceiling height is your secret weapon. Many Dublin offices have suspended ceilings at 2.4–2.7 m. In small spaces, removing the suspended ceiling to expose services (ductwork, cable trays, structural slab) can add 300–600 mm of visual height. It costs less than installing a new ceiling grid and creates a more contemporary feel. The exposed services are painted in a dark colour (charcoal or black) to recede visually.

Light colours, strategic mirrors, and plenty of lux. Light walls and furniture reflect natural light deeper into the space. A well-placed mirror wall (behind a reception bench or opposite a window) effectively doubles the perceived depth of a room. Aim for 400–500 lux at desk level — under-lit offices feel smaller and more oppressive regardless of actual size.

What furniture works best in small offices?

Furniture selection can make or break a small fit-out. The principles are straightforward:

• Choose slim-profile desks. Standard office desks are 800 mm deep. In a small office, 600 mm-deep bench desks save 25% of desk footprint without meaningfully affecting usability — most work now happens on laptops and single monitors, not dual-screen setups with paper filing.
• Use mobile pedestals, not fixed drawers. Mobile units tuck under desks when not needed and can be wheeled to different positions. They also allow desks to be reconfigured without calling a furniture installer.
• Invest in good task chairs. This isn’t the place to cut costs. Staff spend 6–8 hours a day in their chairs. A quality ergonomic chair (€400–€700 per seat) lasts 8–10 years and reduces absence related to back and neck complaints. Cheaper chairs cost more in the long run.
• Consider freestanding phone pods. Acoustic phone pods from manufacturers like Framery or Hush start at around €4,500 for a single-person unit. They don’t require construction work, can be moved if you relocate, and solve the perennial problem of nowhere to take a private call in a small open-plan office.
• Storage walls, not storage rooms. A full-height storage wall along one side of the office provides filing, coat storage, and supplies without consuming floor area. Integrated lockers for hot-desking teams typically measure just 400 mm deep — shallow enough to line a corridor.

We source and procure furniture as part of our commercial fit-out service, and we can advise on which manufacturers offer the best value for smaller projects.

Should you go open plan or use partitions in a small office?

Neither extreme works well. A fully open-plan office under 200 m² means everyone hears every phone call, every conversation, every keyboard click. Concentration suffers, and people end up working from home to get focused work done — which defeats the purpose of having an office at all.

But a fully partitioned small office creates a warren of tiny rooms that feel claustrophobic and kill any sense of team cohesion.

The approach that works best for most small Dublin offices is open plan with acoustic zoning. That means:

• An open work area for the majority of desks, with acoustic ceiling rafts and desk screens to reduce noise transfer
• One or two enclosed meeting rooms with glass partitions and acoustic seals
• One or two phone/focus pods for calls and concentrated work
• A semi-open breakout area that’s visually connected to the main space but acoustically dampened with soft furnishings, rugs, and upholstered seating

The ratio that works for most teams: roughly 60% open workspace, 25% enclosed or semi-enclosed rooms, and 15% social and circulation space. This balances collaboration with the need for privacy and focus.

For more on how we approach layout and design decisions, see our office design service page.

Case study — Goosebump Advertising Agency (240 sq m)

Goosebump Advertising Agency’s fit-out at Francis Street, Dublin 8, is a good example of what’s possible in a compact footprint. While technically just above our 200 m² threshold at 240 m², the challenges and solutions are directly relevant to any small office project.

As a creative agency, Goosebump needed spaces that supported both heads-down creative work and high-energy team collaboration. The brief also called for a space that reflected their brand identity — bold, creative, and a bit unconventional — while remaining functional for a growing team.

Key decisions that made the space work:

• Multi-functional central zone. The heart of the office serves as a collaborative workspace, informal meeting area, and social hub. Rather than dedicating a separate room to each function, the central area flexes throughout the day depending on what the team needs.
• Material choices that add character without bulk. Exposed brick, plywood accents, and industrial-style lighting create visual interest and brand personality without consuming floor area. These finishes actually cost less than traditional plasterboard and paint in many cases.
• Maximised natural light. Glass partitions and an open ceiling allowed natural light from the perimeter windows to reach deep into the floor plate. The result is a space that feels generous despite its modest footprint.
• Smart storage solutions. Built-in storage along a single wall keeps the floor clear while providing everything the team needs — filing, supplies, personal lockers, and display shelving for creative work.

You can see the full project with photographs on our Goosebump Advertising Agency case study page.

Frequently Asked Questions

How long does a small office fit-out take?

For a sub-200 m² office, allow 3–4 weeks for design and planning, then 4–8 weeks for construction. Simple projects (open plan with minimal partitioning) can be completed in 4–5 weeks on site. More complex fit-outs with bespoke joinery, full M&E, and AV integration take 7–8 weeks. The design phase is critical — rushing it to save time almost always creates problems and delays during construction.

Do small offices cost more per square metre than large ones?

Yes, typically 10–20% more per square metre. Fixed costs like design fees, building control submissions, site setup, and M&E connections are spread across a smaller area. A mechanical contractor’s mobilisation cost is roughly the same whether the office is 100 m² or 500 m². However, the total project cost is obviously much lower, and the value-per-euro is often higher because every design decision has an outsized impact in a small space.

Can I fit out a small office in phases to spread the cost?

It’s possible but not always advisable. In a sub-200 m² space, phased construction means you’ll be working in close proximity to an active building site — the dust, noise, and disruption are harder to contain than in a larger office where you can seal off a whole floor. If budget is a constraint, we’d typically recommend completing the construction in one go but phasing the furniture spend — start with essentials and add pieces over the first 6–12 months.

What’s the minimum office size for a functional fit-out?

We’d consider 30–35 m² the practical minimum for a self-contained office (not a serviced desk). That gives you enough space for 3–4 workstations, a small meeting area, and a basic kitchenette. Below that, a serviced office or coworking membership in Dublin (typically €400–€600 per desk per month) usually makes more sense than investing in a fit-out. The economics of a custom fit-out start to work in your favour at around 50 m² and above.

About the Author
Robert Trench, MCIOB, is co-founder and Construction Director at Chawner & Trench. A chartered member of the Chartered Institute of Building, Robert has managed over 100 office fit-out and refurbishment projects in Dublin, with particular expertise in small and mid-sized commercial spaces. He oversees every project from pre-construction planning through to handover and aftercare.