Mumbai Office Fit-out Budgets: Worked Examples for 2026–27

For 2026–27 planning, the office interior cost per sq ft in Mumbai is indicatively ₹2,000 for a basic office, ₹2,500 for a standard corporate office and ₹3,500 for a premium office for design and build, before GST. These are planning rates reviewed in October 2026; the reliable number comes only after measuring the premises and agreeing the specification.

Mumbai office fit-out rates for 2026–27

Our present planning bands are:

Level	Indicative rate	What the budget normally aims to provide
Basic	₹2,000 per sq ft	Clean, functional finishes, standard partitions and practical lighting
Standard corporate	₹2,500 per sq ft	Better finishes, glass partitions, acoustic treatment and feature lighting
Premium	₹3,500 per sq ft	Bespoke joinery, premium materials and statement client-facing spaces

These figures are not a universal Mumbai tariff. A bare shell costs more to complete than an office where usable services and finishes can be retained. A floor with many cabins, meeting rooms and acoustic partitions will also cost more per sq ft than a largely open workplace.

Worked totals for 5,000, 10,000 and 25,000 sq ft

The following totals are area multiplied by the linked Designo rate above. The GST column uses 18%, the rate listed by CBIC for construction services outside specified exceptions; the final tax treatment must be confirmed for the actual contract and invoice structure through your accounts or tax adviser (CBIC rate table).

Office area	Basic, before GST	Standard, before GST	Premium, before GST
5,000 sq ft	₹1 crore	₹1.25 crore	₹1.75 crore
10,000 sq ft	₹2 crore	₹2.50 crore	₹3.50 crore
25,000 sq ft	₹5 crore	₹6.25 crore	₹8.75 crore

If 18% GST applies to the full value, the corresponding cash provisions become:

Office area	Basic, including GST	Standard, including GST	Premium, including GST
5,000 sq ft	₹1.18 crore	₹1.475 crore	₹2.065 crore
10,000 sq ft	₹2.36 crore	₹2.95 crore	₹4.13 crore
25,000 sq ft	₹5.90 crore	₹7.375 crore	₹10.325 crore

What the rate covers, and what is priced separately

The per sq ft rate is for design and build: layouts, civil work, partitions, ceilings, joinery, electrical work, lighting and finishes. Furniture and systems, such as workstations, seating, meeting-room AV, IT networking, CCTV, access control, fire alarm and automation, can be included in the same contract or supplied separately, and are priced to your brief.

So a working budget for a 5,000 sq ft standard office has four lines:

1. Fit-out at the standard planning rate: about ₹1.25 crore.
2. Furniture and systems, if included: priced from the layout and headcount.
3. Contingency for site conditions and late changes.
4. GST on the contract value, if applicable.

The balance will move with the brief. A dealing floor may put more into power, data and acoustics. A client-facing office may move money towards stone, veneer, lighting, joinery and AV. Dense workstation floors require a larger furniture and electrical provision.

Furniture should not be left as a late lump sum. Workstation sizes, storage, chairs and meeting tables affect the layout, electrical points and circulation. Our modular office furniture is therefore planned against the floor plan rather than selected after civil work is complete.

What should a turnkey quotation include?

A properly defined turnkey office fit-out can cover the site survey, layouts, budgeting, procurement, civil work, joinery, partitions, electrical work, lighting, acoustics, finishes, installation, site management and handover under one contract.

However, the word “turnkey” does not automatically settle every inclusion. Ask the bidder to state whether the price covers:

• Demolition, debris removal and making good
• HVAC equipment or only duct and diffuser modifications
• Workstations, loose seating and storage
• AV equipment, installation and programming
• Passive IT cabling versus switches, Wi-Fi access points and servers
• CCTV, access control and visitor-management hardware
• Fire detection, testing and coordination with the building
• Statutory, landlord and building-management submissions
• Design and project-management fees
• Night work, restricted delivery hours and material-handling charges
• GST and contingency

In Mumbai, access can materially affect execution: goods-lift bookings, loading restrictions, occupied neighbouring offices and limited storage all have to be planned into procurement and site sequencing. Clear project management and procurement reduces the chance of these matters becoming variations after work starts.

Carpet area versus chargeable area

The Real Estate (Regulation and Development) Act defines carpet area as the net usable floor area, excluding external walls, service shafts, exclusive balconies, verandahs and open terraces, while including internal partition walls (India Code, section 2(k)).

A commercial lease may instead quote a chargeable or leasable area, which can include a share of walls, columns and common circulation. Check exactly what the leased figure includes.

This distinction matters immediately. If the lease says 10,000 sq ft but only 7,000 sq ft is available for the workplace, a fit-out estimate based blindly on 10,000 sq ft can be misleading. Every comparison should state whether the rate is applied to measured carpet area, usable area or chargeable area.

Why two per-square-foot quotations may not be comparable

A lower rate can exclude furniture, HVAC, professional fees, AV, IT, fire systems, contingency and GST. A higher rate may already include them, or assume a higher specification of finishes, acoustics and technology.

Compare bidders using one scope sheet and one measured area. Ask each bidder to identify inclusions, exclusions, quantities, brands, taxes, assumptions and provisional sums. The useful figure is not the lowest headline rate; it is the total cost to reach a tested, furnished and working office.

Questions people ask

Is ₹2,500 per sq ft enough for a corporate office in Mumbai?

It is a reasonable standard-level planning figure for better finishes, glass partitions, acoustic treatment and feature lighting. It covers design and build at that level; furniture and systems can be included or supplied separately, so confirm what a quotation includes before treating it as an all-in number.

Should contingency be added to the contractor’s price?

Yes. Keep it as a separate line in your budget. The appropriate provision depends on how complete the drawings are and how much of the existing site condition remains uncertain.

Should fit-out cost be calculated on carpet or chargeable area?

Use the physically measured area covered by the contractor’s work and state that basis in the quotation. Do not assume that the area in the lease and the area being fitted out are identical.

If you are setting a Mumbai office budget, use our fit-out cost estimator for the first planning number, then talk to Designo with the floor plan, location, headcount and required handover date so we can prepare a measured estimate.

Sources

• https://cbic-gst.gov.in/hindi/gst-goods-services-rates.html
• https://www.indiacode.nic.in/bitstream/123456789/2158/4/A2016-16.pdf