The bands
Planning ranges for Greater Sydney in 2026. Every job is priced from a site walk and scope.
Commercial
| Job | Typical range |
|---|---|
| Office strip-out, light fit-out | ~$30 – $50 per m² |
| Office strip-out, dense fit-out | ~$50 – $90+ per m² |
| Lease make-good (removal only) | Priced to lease scope |
| Retail shop strip-out | $8,000 – $45,000+ per tenancy |
| Restaurant / cafe strip-out | $12,000 – $60,000+ |
| Warehouse mezzanine / office pod removal | $6,000 – $40,000+ |
Residential
| Job | Typical range |
|---|---|
| Bathroom demolition (house) | $1,800 – $4,500 |
| Bathroom demolition (apartment) | $2,500 – $6,000 |
| Kitchen demolition (house) | $1,500 – $4,000 |
| Kitchen demolition (apartment) | $2,200 – $5,500 |
What moves the price
Density. A floor of glazed offices, heavy joinery, raised floors and ceiling bulkheads takes far longer than an open-plan floor.
Working hours. After-hours and weekend works cost more and often run in shorter productive windows.
Access. Goods lifts, loading docks, distance to the dock, street loading in the CBD.
Services. Gas, grease, refrigeration, fire systems and extensive cabling add licensed-trade time.
Waste. Volume, sorting and recycling requirements.
Asbestos. Removed by separately licensed removalists and priced separately.
Reinstatement. Make-goods that include ceilings, carpet and painting cost more than removal-only.
Salvage credit. Resaleable items can offset some cost.
Comparing quotes
Make sure each includes the same scope, services isolation, working hours, protection, waste and handover standard — and states what is excluded.
Get a real number
Send the lease clause, floor plan or photos, and we will arrange a site walk.
Call 02 6422 4201 or send the job details through.
How a strip-out runs
- Site walkScope, building rules, services, asbestos register.
- Written priceItemised, with hours, waste and exclusions.
- IsolationsLicensed trades make services safe.
- Strip-outRemoval, sorting, protection, cleaning.
- HandoverClean shell on the agreed date.
Questions people ask before they commit
How much does an office strip-out cost per square metre in Sydney?
As a 2026 planning guide, commonly about $30 to $90 per square metre. Light open-plan fit-outs sit at the lower end; dense fit-outs with many offices, heavy joinery, raised floors and after-hours restrictions sit at the upper end or above.
How much does a bathroom demolition cost?
Typically $1,800 to $4,500 for a house bathroom stripped to frame, including waste. Apartments, thick mortar beds and asbestos add to it.
How much does a kitchen demolition cost?
Typically $1,500 to $4,000 for a house kitchen including waste. Stone benchtops, tiled splashbacks and floors, and apartment access are the main variables.
Do after-hours works cost more?
Usually, yes. Labour rates are higher outside normal hours and productivity can be lower when noisy work is restricted to short windows. Building rules often make after-hours works unavoidable in occupied towers.
Can salvage reduce the price?
Sometimes. Resaleable items such as racking, cool rooms, commercial kitchen equipment, glass partitions and furniture can offset part of the cost where they are removed intact and have a buyer.