Office fit-out, modernization and refurbishment cost calculator estimates the indicative investment budget, delivery cost per m² and a safe budget range. It takes into account the scope of works, standard, functional program, MEP installations, building systems, equipment and delivery conditions. After entering the landlord contribution, it also shows the tenant-side entry cost.
The Ecoffices calculator is not a simple area multiplied by one average rate. Its purpose is to show how the office preparation budget changes depending on the investment scope, standard, functional program, installations, glazing, furniture, resource retention, landlord contribution, risk and delivery time. In this section, we explain the transparent assumptions of the model: what the user should understand before interpreting the result.
The set below is not a price list. It is a structured scenario dataset showing the differences between three decisions: building a new office from shell & core, modernizing an existing space and refurbishing / reinstating the standard. This makes it possible to compare not only cost per m², but also technical scope, risk, time, landlord contribution and the cost that remains on the tenant side.
| Scenario | Scope | Investment profile | Area | Team | Work model | Standard | Base / m² | CAPEX / m² | CAPEX net | Landlord contribution | Tenant CAPEX | CAPEX vs rent | Schedule | Risk | Fit-test | Glazing | Furniture | Systems | CO₂e | Main driver | Conclusion |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| F1Fit-out 215 m² Eco Start | fit-out | Small office from shell & core | 215 m² | 16 people | Mainly office-based | Eco Start | €526/m² | €526/m² | €113,000 | 0% / €0 | €113,000 | 1.7x | 20 weeks | ±10% | Tight fit, 72/100 | optional, standard acoustics | outside the base / optional | basic | 31.3 t / 146 kg/m² | fit-out base and simple program | This scenario shows a reference point for a new office in the Eco Start variant. With add-ons disabled, the cost remains anchored in the base and the result is clear for discussing further options. |
| F2Fit-out 480 m² Eco Flow | fit-out | Business office with meeting rooms | 480 m² | 46 people | Hybrid | Eco Flow | €716/m² | €802/m² | €385,116 | 22% / €86,047 | €299,070 | 2.4x | 21 weeks | ±12% | Comfortable, 84/100 | approx. Rw 43 dB, selected rooms | optional workstation package | FAS / basic approvals | 108.0 t / 225 kg/m² | meeting rooms, glazing and HVAC | A typical business-office scenario. The difference versus the base comes from the program, glazing and an extended technical layer, not only from area. |
| F3Fit-out 950 m² Eco Flow + IT | fit-out | Office with more meeting rooms and IT | 950 m² | 86 people | Hybrid | Eco Flow | €716/m² | €926/m² | €879,302 | 25% / €216,279 | €663,023 | 3.1x | 23 weeks | ±14% | Tight fit, 80/100 | approx. Rw 49 dB, meeting rooms + offices | partly included | FAS, basic BMS, IT/AV | 285.0 t / 300 kg/m² | IT/AV, glazing and installations | In this variant, the cost increases through technical elements: IT/AV, a higher share of glazing and more intensive installation coordination. |
| F4Fit-out 1,500 m² Eco Signature | fit-out | Representative office for a service company | 1,500 m² | 125 people | Office-based hybrid | Eco Signature | €1,209/m² | €1,349/m² | €2,023,256 | 28% / €566,512 | €1,456,744 | 4.0x | 25 weeks | ±16% | Tight fit, 82/100 | enhanced acoustics, selected EI/REI | workstation package + common areas | FAS, BMS, sprinklers, extended AV | 690.0 t / 460 kg/m² | representative standard and systems | This scenario shows that a high standard quickly multiplies CAPEX. The key is to separate the visual effect from technical and system requirements. |
| F5Fit-out 2,400 m² HQ | fit-out | Headquarters with server room and technology | 2,400 m² | 200 people | Hybrid-office-based | Eco Signature | €1,209/m² | €1,442/m² | €3,460,465 | 28% / €968,930 | €2,491,535 | 4.4x | 25 weeks | ±16% | Tight fit, 79/100 | Rw 49 dB and >50 dB, EI/REI possible | full workstation package as an option | FAS / voice alarm / BMS / sprinklers / server room | 1128.0 t / 470 kg/m² | scale, server room and building systems | In a large HQ, the cost difference does not come from a single material, but from the sum of decisions: layout, systems, server room, AV/IT, glazing and logistics. |
| M1Modernization 300 m² | modernization | Local rearrangement of an existing office | 300 m² | 30 people | Mainly office-based | efficient modernization | €321/m² | €356/m² | €106,744 | 0% / €0 | €106,744 | 1.2x | 14 weeks | ±10% | Comfortable, 86/100 | existing walls retained | optional additions | local corrections | 57.0 t / 190 kg/m² | intervention scope in the existing layout | The greatest value of modernization is the ability to use what already exists. The cost depends on the existing-condition audit and the scale of functional changes. |
| M2Modernization 700 m² Eco Flow | modernization | Modernization with partial resource retention | 700 m² | 64 people | Hybrid | comfortable modernization | €486/m² | €523/m² | €366,279 | 0% / €0 | €366,279 | 1.8x | 17 weeks | ±12% | Comfortable, 88/100 | partial retention, new rooms Rw 43/49 dB | partial workstation additions | local HVAC / electrical works | 119.0 t / 170 kg/m² | resource retention and meeting room change scope | This scenario clearly shows the advantage of modernization: lower CAPEX and a lower carbon footprint when part of the infrastructure is retained. |
| M3Technical modernization 1,100 m² | modernization | Rearrangement with major installation changes | 1,100 m² | 100 people | Hybrid | comfortable modernization | €486/m² | €616/m² | €677,907 | 20% / €135,581 | €542,326 | 2.4x | 20 weeks | ±14% | Tight fit, 81/100 | new rooms Rw 49 dB, some system doors | optional workstation package | FAS / BMS depending on the building | 231.0 t / 210 kg/m² | installation clashes and layout change | Technical modernization requires caution: the cost may approach a new fit-out if layout changes trigger a broad rebuild of installations. |
| M4Modernization 1,800 m² with retention | modernization | Large office with high resource retention | 1,800 m² | 150 people | Hybrid-office-based | representative modernization | €942/m² | €860/m² | €1,548,837 | 0% / €0 | €1,548,837 | 2.5x | 22 weeks | ±12% | Comfortable, 90/100 | partial glazing retained, local new EI/REI | partial replacement | existing systems + corrections | 252.0 t / 140 kg/m² | audit and quality of assets to be retained | High retention can reduce cost and CO₂e, but only when the existing elements make technical and functional sense. |
| M5Complex modernization 2,600 m² | modernization | Large modernization in an occupied office | 2,600 m² | 220 people | Hybrid | representative modernization | €942/m² | €1,000/m² | €2,600,000 | 20% / €520,000 | €2,080,000 | 3.3x | 25 weeks | ±16% | Tight fit, 80/100 | mixed: Rw 43/49/>50 dB, doors and access control | additions + special areas | BMS / FAS / phased works | 728.0 t / 280 kg/m² | phasing, logistics and operational continuity | Large modernization can be beneficial, but its risk increases when the works must be phased or carried out while the organization remains operational. |
| R1Refurbishment 215 m² Eco Refresh | refurbishment | Standard reinstatement of a small office | 215 m² | 16 people | Mainly office-based | efficient refurbishment | €219/m² | €219/m² | €47,000 | 0% / €0 | €47,000 | 0.7x | 8 weeks | ±8% | No program change | no new glazing systems | outside the scope | repairs and reinstatement | 43.0 t / 200 kg/m² | scope of space reinstatement | Reinstatement refurbishment is appropriate when the goal is not a new office, but fast standard restoration and cost control. |
| R2Refurbishment 500 m² Eco Restore | refurbishment | Post-tenant refurbishment | 500 m² | 45 people | Mainly office-based | reinstatement refurbishment | €344/m² | €344/m² | €172,093 | 0% / €0 | €172,093 | 1.0x | 10 weeks | ±10% | No major rearrangement | repairs / local replacements | outside the scope or additional equipment | lighting reinstatement and minor installations | 120.0 t / 240 kg/m² | condition of the acquired space | This variant is good for a fast office move-in, provided that the existing layout matches the company's program. |
| R3Refurbishment 900 m² with adjustments | refurbishment | Refurbishment with local functional changes | 900 m² | 80 people | Hybrid | reinstatement refurbishment + adjustments | €344/m² | €414/m² | €372,558 | 0% / €0 | €372,558 | 1.4x | 13 weeks | ±12% | Tight fit, 78/100 | local rooms, Rw 43 dB | workstation additions | electrical / HVAC corrections | 252.0 t / 280 kg/m² | boundary between refurbishment and modernization | If a refurbishment starts to include new rooms, glass and installations, it is worth checking whether it is in fact becoming a modernization. |
| R4Refurbishment 1,500 m² Eco Upgrade | refurbishment | Refurbishment with standard upgrade | 1,500 m² | 125 people | Hybrid-office-based | refurbishment with standard upgrade | €642/m² | €642/m² | €962,791 | 20% / €192,558 | €770,233 | 2.0x | 16 weeks | ±14% | Comfortable, 84/100 | partial new glazing Rw 43/49 dB | optional workstation package | lighting and selected installations upgrade | 495.0 t / 330 kg/m² | standard upgrade within the existing layout | Refurbishment with a standard upgrade makes sense if the layout is largely retained. If the function changes broadly, it should be compared with modernization. |
| R5Reinstatement refurbishment 2,400 m² | refurbishment | Large post-lease standard reinstatement | 2,400 m² | 210 people | Hybrid | refurbishment / restore | €344/m² | €453/m² | €1,088,372 | 0% / €0 | €1,088,372 | 1.7x | 18 weeks | ±14% | Dependent on the existing layout | repairs, replacements, local new sections | usually outside the scope | technical reinstatement and repairs | 744.0 t / 310 kg/m² | repair scale and technical condition of the space | In a large refurbishment, scale itself creates budget risk. The most important step is to understand the technical condition before making a decision. |
The highest level of control over the final effect and standard, but also the highest share of installations, coordination and technical risks.
The strongest potential for cost and CO₂e optimization, provided that the existing infrastructure is reliably audited.
The best choice when the layout matches the company's needs and the goal is to restore the space quickly and in a controlled way.
The model separates three investment scopes. For fit-out from shell & core, the base points are: €526/m² net for Eco Start, €716/m² net for Eco Flow and €1,209/m² net for Eco Signature. For modernization, the calculator applies separate bases: €321/m² / €486/m² / €942/m² net. For refurbishment / standard reinstatement, the base points are: €219/m² / €344/m² / €642/m² net.
The base is the starting point. If the user selects a simple scenario without add-ons, the result remains anchored in this value. Only subsequent decisions — glazing, furniture, IT/AV, building systems, design, server room, fast-track mode or logistics — change the budget as separate layers.
Automatic area estimation is based on three indicators: 7 m²/person for Eco Start, 9 m²/person for Eco Flow and 12 m²/person for Eco Signature. At the same time, the calculator maintains a minimum air volume of 13 m³/person, so the area result is not just a simple multiplication of the number of people by an area indicator.
After entering the number of employees, the calculator suggests the number of assigned and shared desks. A mainly office-based model, a hybrid model and a mainly remote model are interpreted differently. This shows whether the office program is designed for full presence, team rotation or a smaller number of shared workstations.
In the calculator, glazing is not a simple surcharge to a square metre of office space. It is calculated as a system: glass wall area, doors, acoustics, possible fire resistance, door closers, access control, electrical mullions and glass film. The user selects the parameters in the interface, while unit rates remain server-side.
In practice, the calculator distinguishes acoustic levels close to Rw 43 dB, Rw 49 dB and higher variants used for more demanding meeting rooms, offices or boardrooms. Glazing with required EI / REI fire resistance should be treated separately, because it is a different system type, not an ordinary percentage surcharge.
Workstation furniture is understood as a package: desk, chair and mobile pedestal or cabinet. It does not mean furnishing the entire office. Conference tables, meeting-room chairs, kitchen joinery, reception desk, soft seating and special elements should be treated as separate scope decisions.
The calculator shows the budget by layers: construction works, finishes, installations and add-ons. The share of these layers differs for fit-out, modernization and refurbishment. In a new fit-out, installations and technical coordination carry more weight. In modernization, the audit of what can be retained becomes more important. In refurbishment, repairs, strip-out works, standard reinstatement and local corrections have a larger share.
One average price per square metre does not answer whether it is better to build a new office, modernize an existing one or carry out reinstatement refurbishment. Only scenario comparison shows where the cost is created, which elements can be retained, how risk changes, how long delivery takes and what budget remains on the tenant side after the landlord contribution is included.
Ecoffices CAPEX Engine organizes the investment decision: it shows the cost base, program, area, technical scope, glazing, furniture, systems, resource retention, landlord contribution and risk. As a result, the calculator output is not a random number, but a decision map showing what builds the office budget.
The calculator shows an indicative office preparation budget across three scenarios: fit-out from shell & core, modernization of an existing office and refurbishment / standard reinstatement.
The result is not limited to one rate per square metre. The model shows total cost, cost per m², risk range, delivery time, program area, cost structure, landlord contribution and the budget remaining on the tenant side.
These are three different investment decisions, so the calculator does not apply one common logic to all of them.
This allows the user to compare not only cost per m², but also risk, schedule, technical scope and the real tenant-side CAPEX.
The calculator uses separate base levels for the three investment scopes.
These are the model’s starting points. The final result changes only after adding the functional program, glazing, installations, furniture, IT, server room, logistics, resource retention and other design decisions.
Automatic area estimation is based on the selected standard and work model.
At the same time, the calculator maintains a minimum air volume of 13 m³ / person. This prevents the scenario from becoming too aggressively dense, especially when room height is lower.
Yes. After entering the number of employees and selecting the work model, the calculator suggests how many desks should be assigned and how many should be shared.
This matters because the cost of an office does not come only from the number of employees, but from the number of physical workstations, meeting rooms, support areas and real user occupancy. A mainly office-based model produces a different result than a hybrid model.
The strongest driver is not the area alone, but the complexity of the scenario.
This is why two offices with the same area can have completely different CAPEX levels.
Glazing is not calculated as a simple surcharge to office area. In the Ecoffices model, it is a separate cost system.
The calculator includes, among other things:
Unit prices for glazing are not shown on the front end. They are calculated server-side.
Workstation furniture means a package for a workstation, not full furnishing of the entire office.
In the current model, this includes:
Conference tables, meeting-room chairs, soft seating, kitchen joinery, reception desk and other elements may belong to other cost layers.
A server room affects more than one cost line.
In the calculator, it can increase:
The higher the number of RACK cabinets, IT power and cooling requirements, the stronger the impact on the budget and installations.
The calculator presents the budget as a structure, not just a total.
The distribution of these layers is different for fit-out, modernization and refurbishment.
Delivery time comes from scale, scope and technical complexity.
The model indicatively includes:
Fast-track mode may shorten the schedule, but usually increases cost, risk and organizational pressure.
The risk range shows the possible deviation of the budget from the base scenario result.
It is affected by, among other things:
It is a deliberate model reserve, not a calculator error.
The calculator separates the total project cost from the cost remaining on the tenant side.
Landlord contribution / fit-out contribution can reduce the budget that the tenant actually finances. This does not mean that the project itself costs less — it changes the financing split.
This makes it easier to compare lease scenarios, negotiate terms and check how CAPEX relates to annual rent.
Resource retention means using part of the existing elements instead of building everything from scratch.
It may include, among other things:
Retention can reduce cost and the simplified carbon footprint, but it requires an audit of the existing condition.
The carbon footprint in the calculator is a simplified model used to compare decisions, not a full LCA audit.
The model shows how the indicative CO₂e result changes across different scopes, standards, resource retention levels and technical decisions.
A full environmental audit would require material data, EPDs, actual quantities and detailed design documentation.
The PDF report organizes the scenario for a discussion with the management board, project team or Ecoffices.
The report contains the key information: total cost, cost per m², area, scope, cost structure, risk, schedule, technical parameters and model assumptions.
It is not a commercial offer, but a clear decision-making material before discussing the scope and documentation.
CAPEX is the investment budget needed to prepare the office, while OPEX is the ongoing cost of using it.
When making a lease decision, it is worth looking at both levels, because low CAPEX does not always mean the cheapest office over the whole period of use.
No. The calculator result is an indicative budget estimate and a material for preliminary decision-making.
An accurate offer requires documentation, floor plans, building guidelines, trade scope, site inspection, landlord approvals and confirmation of the execution standard.
The calculator helps you enter the budget discussion faster, but it does not replace design documentation or a contractor quotation.
A few pieces of information are enough for a preliminary calculation, but the better the data, the more useful the result.
