Office fit-out budget calculator
Build your budget the way a contractor builds a BOQ: area, headcount, rooms, finish level, MEP, IT, furniture and GST. The numbers update as you type, using the per sq ft ranges we publish for Pune and Mumbai.
- Low to high range, never a single guess
- Line-item breakdown and timeline in weeks
- No signup needed to see the result
The same heads you will see in a BOQ.
A real bill of quantities lists every item with a quantity and a rate. This is the summary level above it, so you can see where the money goes before anyone measures a drawing.
| BOQ head | Range | Share |
|---|---|---|
| Enter your carpet area to see the breakdown |
This is an indicative estimate, not a quote. Building rules, shell condition, riser capacity and your final drawings all move the number. We fix the price only after a site survey and a line-item BOQ.
Indicative timeline
Assumptions
Turn this range into a fixed-price BOQ.
A calculator cannot see your building. Send us the estimate and we will survey the site, check the base build and price every line.
- An indicative range for your building within 3 to 5 working days of your brief
- A full line-item BOQ within 10 to 14 days of the site visit
- One team and one contract for design, MEP and build
What drives an office fit-out budget.
Two offices of the same size can land far apart. These are the factors behind the calculator, and the published rates it starts from.
City and building
Mumbai runs about 15 to 20% above Pune for the same specification, because of labour rates, high-rise logistics and approvals. Older and converted buildings add another 8 to 15% for MEP upgrades and access limits.
Finish level and layout
Finish level sets the per sq ft band. Inside the band, your layout decides the position: more cabins and glass, raised floors, VRF air-conditioning and dense seating all push the rate up.
Shell condition
A warm shell already has MEP stubs. A bare shell adds Rs. 300 to 500 per sq ft in Pune and Rs. 400 to 700 in Mumbai for base infrastructure. A Cat A handover can save Rs. 200 to 400 per sq ft.
MEP is the largest head
HVAC, electrical, lighting and fire safety together usually make up 35 to 50% of a fit-out budget. This is where riser capacity and landlord rules matter most, and where a site survey changes the number.
Furniture, IT and AV
Our per sq ft bands exclude furniture, AV equipment and IT infrastructure. Workstations are priced per seat. IT, AV and ELV usually take 6 to 12% of an all-in budget.
Fees, reserve and GST
Design usually takes 3 to 8% and project management 3 to 6%; both sit inside our turnkey rate. A 5 to 10% reserve covers unknowns. GST at 18% applies on the contract value.
| Finish level | Pune | Mumbai |
|---|---|---|
| Essential (basic) | Rs. 1,200 to 1,800 | Rs. 1,400 to 2,100 |
| Standard (mid-range) | Rs. 1,800 to 2,800 | Rs. 2,100 to 3,300 |
| Premium (GCC-grade) | Rs. 2,800 to 4,200 | Rs. 3,300 to 4,800 |
| Luxury (HQ-grade) | Rs. 4,200 to 6,500+ | Rs. 4,800 to 7,500+ |
Read more in the office fit-out cost guide, or the city pages for Pune and Mumbai.
Before you rely on the number.
Straight answers on what the calculator can and cannot tell you.
How accurate is this office fit-out calculator?
It gives an indicative planning range, not a quotation. The core rates are the 2026 per sq ft ranges we publish for Pune and Mumbai, positioned by your layout and specification choices. A fixed price comes only after a site survey, drawings and a line-item BOQ. We return an indicative range within 3 to 5 working days of your brief and a full BOQ within 10 to 14 days of a site visit.
What does an office fit-out cost per sq ft in Pune and Mumbai in 2026?
In Pune, expect Rs. 1,200 to 1,800 per sq ft for a basic fit-out, Rs. 1,800 to 2,800 for a standard commercial office, Rs. 2,800 to 4,200 for GCC-grade premium and Rs. 4,200 to 6,500 or more for an HQ-grade build. Mumbai runs about 15 to 20% higher: Rs. 1,400 to 2,100, Rs. 2,100 to 3,300, Rs. 3,300 to 4,800 and Rs. 4,800 to 7,500 or more. These ranges assume a warm shell and exclude furniture, AV equipment and IT infrastructure.
Is furniture included in the per sq ft rate?
No. Workstation furniture is its own BOQ line: typically Rs. 18,000 to 55,000 per workstation in Pune and Rs. 20,000 to 65,000 in Mumbai, depending on grade. The calculator adds it separately when you keep furniture switched on.
How much more does a bare shell cost than a warm shell?
A bare shell needs base MEP infrastructure that a warm shell already has. That typically adds Rs. 300 to 500 per sq ft in Pune and Rs. 400 to 700 per sq ft in Mumbai.
Why is Mumbai more expensive than Pune for the same office?
Three structural reasons: skilled MEP and finishing labour costs 12 to 18% more in Mumbai, material handling in high-rise buildings adds 8 to 12%, and approvals are more layered. Together they put Mumbai about 15 to 20% above Pune for the same specification.
How long does an office fit-out take?
In Pune, offices under 5,000 sq ft take 30 to 45 working days, a mid-range 8,000 to 15,000 sq ft office takes 45 to 65 working days, and premium GCC-grade projects above 15,000 sq ft take 65 to 90 working days. Mumbai equivalents are 35 to 50, 50 to 70 and 70 to 100 working days. These assume a warm shell and approved drawings.
Does the estimate include GST?
Yes, GST at 18% is shown as its own line and you can switch it off to see the budget before tax. Ask your finance team how much of it your company can claim as input credit.