What office fit-out actually costs, budget items and common mistakes.

This guide breaks the office fit-out budget down by line item - construction, engineering, furniture, IT and the hidden costs that usually surface once work is under way.

The cost of an office fit-out is one of the hardest line items to forecast when moving or renovating. Two offices of identical size can cost fundamentally different amounts depending on the finish level, any specialist zones and the quality of the engineering systems. This guide explains what the budget is made of, where you can genuinely save, and where saving now turns into extra spend a year later.

The structure of a fit-out budget

The budget for a typical office fit-out splits into six main categories. The balance between them shifts with the starting condition of the space and the client's requirements.

1. Construction - 25-35% of the budget

Strip-out of existing structures and finishes, new partitions, flooring, ceiling systems, decoration and doors. This is the most predictable line once a working design exists - quantities can be measured precisely and labour rates in the Tashkent market are well established.

2. Engineering systems - 20-30% of the budget

Ventilation and air conditioning, electrical work (the distribution board, socket circuits, lighting), water supply and drainage in kitchens and washrooms, fire alarm and sprinklers. Engineering is where unexpected costs turn up most often - an outdated landlord system, the need to rerun distribution cabling, a fire authority requirement.

3. Furniture - 20-30% of the budget

Desks and task chairs, storage, meeting tables and chairs, soft seating for break-out areas, the reception desk. This is the widest price range of any category, from budget locally made office furniture to class A ergonomic chairs with 14-point adjustment. Cutting corners on task chairs is one of the costliest mistakes, both for staff health and for the replacement cost that follows.

4. IT and AV - 10-15% of the budget

Structured cabling, active network equipment, wireless access points, video conferencing in meeting rooms, interactive panels, a room booking system, access control. IT is often budgeted separately from the fit-out, which leads to duplicated work and wasted effort rerunning cabling.

5. Design - 8-12% of the budget

The design concept, working drawings (architectural and every engineering section), 3D visuals, specifications. Cutting the design budget is the most common mistake of all - an incomplete design forces changes during construction that cost three to five times what the same decision would have cost on paper.

6. Everything else and contingency - 8-12% of the budget

Acoustic panels and sound-absorbing elements, branding and wayfinding, decor, planting, the final clean, the move itself, temporary workspace during construction. A 10% contingency against the construction budget is standard practice. Projects without one statistically run over budget more often.

Price ranges by finish level

Fit-out cost is usually split into three tiers. The figures below are reference points for the Tashkent market in 2026, excluding furniture and IT.

Basic - functional finishes with no design intent, standard materials, off-the-shelf light fittings, minimal acoustics. Range $200-350 per sqm.
Mid-tier - quality materials, glass partitions, considered lighting, proper zoning. Range $350-600 per sqm.
Premium - high-end materials, custom structural details, acoustic comfort, designer furniture, a complex lighting scheme. Range $600-1,000 per sqm and up.

Furniture adds a further $100-400 per sqm depending on the class, and IT infrastructure runs $50-150 per sqm.

Hidden costs that often get missed

The gap between the first estimate and the final bill almost always comes down to a handful of cost categories that never made it into the initial budget.

Upgrading power capacity - if the landlord provides 30-40 W/sqm and a modern office with air conditioning and computer equipment draws 60-80 W/sqm, the incoming board and cable route need upgrading.
Landlord approvals - some sign-offs require a certified specialist or a fresh survey, which adds both time and cost.
Shipping and customs on imported furniture - budget 15-25% on top of the price for logistics, duties and VAT when ordering from abroad.
Temporary space - if construction slips or the site cannot be shared with working staff, the team needs somewhere to sit. That cost rarely makes the first budget.
Design changes - even a well-planned project sees 2-5% of changes at the client's request, and every one costs more than the same decision made before construction started.

How to get an accurate estimate

An accurate estimate is only possible from a complete working design. A preliminary estimate without one carries a margin of plus or minus 30%, which on a budget of several hundred thousand dollars is real uncertainty. Ask for an estimate broken down by line item, not a single figure for "cost of works." Confirm separately what the furniture price includes, whether installation, delivery and connecting to power are covered or not.

When comparing proposals from several contractors, check that they are pricing the same scope against the same brief. A 20% gap between two proposals is usually a difference in scope, not a difference in efficiency.