Government Fit Out Guide

AUSTRALIA

GOVERNMENT OFFICE FIT OUT GUIDE

A practical reference guide explaining the unique drivers of cost, risk and complexity in government fit outs, and how these influence planning, procurement and delivery.

Planning A Government Fit Out Project? DISCUSS YOUR PROJECT

Introduction and purpose of the Government Fit Out Guide

What drives cost, risk and complexity in government fit outs

Case Study: Delivering a transformative multi-site government fit out

Embedding governance

Workplace strategy and wellbeing

Inclusion, accessibility and dignified access

Climate risk and sustainability

Case Study: National EV charging infrastructure roll out

Early Due Diligence for Cost and Risk Control

Estimating fit out costs

Fit out checklist and process

Introduction Delivering fit outs that meet evolving public sector requirements Government office fit outs require a fundamentally different approach relative to private sector workplace projects. For government organisations, delivery is shaped by a combination of heightened public accountability, fixed budget and delegation frameworks, mandatory compliance requirements, and more complex security and ICT environments. There is also a growing focus on meeting increasing expectations around accessibility and climate risk management. Together, these factors materially influence how government projects are planned, approved and delivered, and ultimately their cost, program and outcomes.

CUSHMAN & WAKEFIELD

Purpose of the Government Office Fit Out Guide This first-of-its-kind guide is designed to help Australian Government entities at Commonwealth and State level to:

In a rapidly evolving environment, it is more important than ever to understand and apply contemporary workplace strategies and best-practice procurement and delivery models, particularly where early decisions can lock in cost, risk and delivery outcomes from the outset. Persistent market volatility makes resilient and diverse supply chains an essential component of any capital expenditure project. This Government Office Fit Out Guide is a practical resource to help government agencies navigate key issues and milestones involved in creating workplaces that meet fit out guidelines, functional needs, security standards and technology (AV/ICT) expectations, while achieving value for money.

Plan, cost and deliver fit out projects:

Aligned to the unique constraints of public sector specifications

Meet government requirements and objectives: Through compliant, cost effective and sustainable project outcomes

Government Office Fit Out Guide - Australia 2026 | 2

In a public sector context, these drivers are intensified by governance, security, compliance and procurement constraints that are typically less prevalent, or more flexible, in private sector projects. Understanding these drivers enables agencies to set realistic budgets, secure internal approvals, and reduce the likelihood of scope creep, cost escalation, or delivery delays. While no two government fit out projects are identical, a number of consistent factors influence project cost, program duration and delivery complexity. What drives cost, risk and complexity in Government fit outs

CUSHMAN & WAKEFIELD

The following areas are among the most common variables influencing fit out costs across Australian Government projects.

Location and delivery conditions Project location can significantly affect cost, program duration and delivery complexity with fit outs in regional locations typically costing 20% more on a like-for-like basis.

Built form and base building condition The condition and capability of the base building often determine the level of services and upgrades required during a fit out. Assets across metropolitan and regional locations can vary, impacting the following: • Mechanical and electrical services capacity (especially for EV charging). • Entrance and exit requirements, including public and staff separation. • Fire systems and compliance with current codes. • Landlord obligations versus tenant works responsibilities in meeting regulatory codes.

Key factors include: • Limited contractor availability in regional markets.

• Extended supply chains and freight costs. • Travel and accommodation requirements for specialist trades.

• Longer procurement and construction timeframes. • Variability in regional building stock. • Less sophisticated landlords, often resulting in lower base building standards .

Security and access control requirements Government workplaces frequently require security measures that exceed typical commercial office standards.

Compliance and accessibility requirements

Government projects require much stronger conformance to building code requirements, often going beyond

Key considerations include: • Secure entry points and controlled circulation zones. • Enhanced access control systems. • Security monitoring rooms and infrastructure. • Integration with existing government security systems.

minimum standards.

This can include: • Disability Discrimination Act (DDA) compliance. • National Construction Code (NCC) requirements. • Accessible circulation and amenities. • Wayfinding and inclusive design elements. • Net Zero, Climate Disclosure and Environmental performance targets.

Government Office Fit Out Guide - Australia 2026 | 4

Case Study

Managing complexity across a major government portfolio

Overview and impact A recent fit out project for a major government organisation illustrates how these drivers shape project delivery. The program transformed more than 93,000 square metres of workspace across six locations, each presenting unique challenges. Key challenges • Heightened accountability and transparency for public expenditure . • Minimal disruption for employees during a live- environment construction . • Inherent complexity of managing differing base building conditions across sites. Delivery strategy Recognising the need for specialist expertise, the organisation engaged Cushman & Wakefield as a trusted delivery partner with deep experience in government projects. From the outset, the focus was on enabling confident decision-making. Early stakeholder engagement became essential to define scope, address differing base building baselines, and ensure all approvals rested on clearly defined assumptions. Working closely with the client, an agile, phased delivery model was implemented, balancing high-quality design outcomes with the rigorous cost controls that government programs demand.

CUSHMAN & WAKEFIELD

The program successfully delivered against government objectives across all six locations on time and within budget. Strategic stakeholder management was central to navigating the complexity of a live, multi-site environment, maintaining trust and accountability at every phase of delivery.

Government Office Fit Out Guide - Australia 2026 | 6

Embedding Governance The governance benchmark for government projects is rigorous to ensure appropriate standards and processes are met.

CUSHMAN & WAKEFIELD

Governance requirements can significantly impact cost, program and delivery certainty if not addressed early.

Early stakeholder engagement is critical to clearly define scope, align expectations and ensure approvals are based on clearly understood assumptions. Approved procurement pathways also shape delivery outcomes, influencing market engagement, sequencing and timing. While these pathways support broader policy objectives, including participation by Australian SMEs and Indigenous businesses, they can also constrain contractor availability and reduce program certainty, reinforcing the importance of early alignment between scope, budget and procurement strategy.

In short, public funds are committed to these projects requiring them to be cost effective, fit for purpose, and delivered through approved procurement pathways in accordance with defined compliance and procurement frameworks. These governance and policy requirements increase delivery complexity and, if not actively managed, can extend project timelines and increase overall costs. There is also the potential for deviations from standard processes to trigger escalations and elevated project scrutiny. Practical application At the most fundamental level, government fit out projects must be conducted in an ethical, transparent and accountable manner, demonstrating value for money while supporting broader government objectives.

Government Office Fit Out Guide - Australia 2026 | 8

Workplace strategy and wellbeing Workplace strategy is a cornerstone of any office fit out, but in a government context it must balance organisational objectives with public accountability, workforce diversity and operational requirements across departments and agencies.

The benefits of supporting employee wellbeing are clear. Global analysis shows that employees with high wellbeing were four times more likely to report that they could do their best work, yet only 40% of respondents experienced it. This is a significant gap, with the workplace itself providing key levers to help narrow the divide. While these are consistent design principles, their effective delivery must be tailored to each organisation. A well-considered government workplace strategy combines qualitative and quantitative insights across departments. This will enable the development of a spectrum of spaces, experiences and design responses that support productivity, employee experience and wellbeing in a right-sized way.

The fit out reflects prior decisions on where, how and why employees will undertake their roles, and what is required from the office to support employee experience, productivity and wellbeing. The latest research on workplace strategy points 1 to the pivotal role the office plays in connection, collaboration, and innovation while also supporting individual, focused work. Designing to balance this range of employee needs has a direct impact on the employee and workplace experience. Together, these factors will support overall productivity, but there is an often overlooked element. Employee wellbeing has become a defining issue for private and public organisations, with many falling short, especially when it comes to how the workplace environment can support it.

1 https://www.cushmanwakefield.com/en/united-states/insights/experience-per-square-foot-instant-insights

CUSHMAN & WAKEFIELD

Employees with high wellbeing are 4x more likely to do their best work, yet only 40% report experiencing it.

Acoustic control to reduce noise disruption

The top 5 design factors influencing wellbeing

Quiet, private spaces for focused work

Collaborative and social spaces for interaction

Thermal comfort and environmental consistency

Workplace design that reflects organisational culture

Planning A Government Fit Out Project? DISCUSS YOUR PROJECT

| 10 Government Office Fit Out Guide - Australia 2026 | 10

Inclusion, accessibility and dignified access Standards and expectations around both buildings and ‘inclusive workplaces’ are growing, particularly in relation to accessibility and inclusion.

Equally, spaces that are accessible to some may not be to others. Designing for this diversity of experiences creates a clearer path towards less stressful, more supportive places to work. The benefits are widespread. Creating workspaces that accommodate all individuals delivers value beyond cost considerations, unlocking untapped talent, boosting productivity, enhancing reputation, and fostering innovation. The positive impacts also extend to social impact, employee satisfaction, customer perception, and overall business success. 3

Within a regulatory framework that includes the Disability Discrimination Act, organisations are recognising that diversity, equity and inclusion (DEI) incorporates dimensions that go beyond race, gender and religion to include physical and neurological differences. Recent analysis estimates that 16% of the world’s population experiences significant disability – some 1.3 billion people. 2 Catering for all employees, irrespective of ability, requires a greater focus on dignified access and inclusive design. It is important to recognise that people interpret and navigate workspaces in various ways. The same environment that relaxes or energises some people can stress or overwhelm others.

2 World Health Organisation https://www.who.int/news-room/fact-sheets/detail/disability-and-health#:~:text=Key%20facts,1%20in%206%20of%20us. 3 https://image.comm.cushmanwakefield.com/lib/fe36117171640578741272/m/1/Dignified+Access+White+Paper_2024.pdf

CUSHMAN & WAKEFIELD

16% of the global population (around 1.3 billion people) experience significant disability, reinforcing the need for inclusive and accessible workplace design.

Steps to accessible and inclusive design

Accessibility audits identify barriers and areas for improvement

Clear communication be concise and provide information in multiple formats

Visual supports use pictorial cues and visual instructions

Sensory considerations adopt calming colours and noise- reducing design processes

Training and awareness encourage a

culture of inclusivity

Person-centred approach focus on individual needs and consult people with lived experience

Supportive technologies

Collaboration & partnerships seek expertise and guidance from specialist organisations

Continuous feedback

Inclusive hiring actively promote inclusive hiring practices

utilise technology to enhance access and participation

regularly assess effectiveness of design and access measures

Looking to create a more accessible and inclusive workplace?

EXPLORE THE GUIDE

Government Office Fit Out Guide - Australia 2026 | 12

Climate risk and sustainability Government requirements relating to sustainability and net zero targets can have a significant impact on fit out delivery across a number of areas.

Climate risk considerations Climate risk is increasingly considered as part of broader property and accommodation due diligence across government. For office fit out projects, potential exposure to physical climate risks such as heat, flooding and power reliability should be considered where relevant and proportionate, alongside other site-specific factors including base-building condition and building services capacity. This does not introduce an additional approval gateway but instead informs risk identification and mitigation within existing governance and assurance frameworks as part of project planning and design.

CUSHMAN & WAKEFIELD

Sustainability and climate‑related considerations do not inherently result in increased fit out costs when identified early in planning and due diligence

Electric vehicle readiness On-site electric vehicle (EV)

Cost and program implications Sustainability and climate‑related considerations do not inherently result in increased fit out costs when identified early in planning and due diligence. The primary risk arises where these matters are identified late, potentially leading to scope change, program impact or approval delays. Early alignment between property, sustainability, finance and capital works delivery teams supports cost certainty and delivery confidence, whilst protecting value for money outcomes.

readiness highlights emerging policy considerations that may influence base building suitability and early site selection. The extent to which EV- ready or EV charging infrastructure is addressed within a fit out will depend on approved fleet strategy, landlord versus tenant responsibilities, building capability and commercial lease negotiation outcomes. Whilst EV infrastructure may not be seen as a standard fit out inclusion, commercial models and risk allocation between landlords and tenants vary and should be reviewed on a case-by- case basis.

Government Office Fit Out Guide - Australia 2026 | 14

Case Study

National EV charging infrastructure roll-out

Overview and impact A national EV charging infrastructure rollout for a major government organisation demonstrates how early integration of sustainability considerations can deliver tangible outcomes without increasing project costs. The $3–4 million program delivered EV charging infrastructure across six capital cities, including Sydney, Perth, Adelaide, Melbourne, Brisbane, and Canberra, integrating seamlessly with the client’s existing solar infrastructure and avoiding the costly utility upgrades typically associated with projects of this scale. Key challenges The primary challenge was delivering a scalable and consistent solution across sites with varying base- building power capabilities, without triggering major electrical upgrades or compromising value-for-money outcomes. Delivery strategy By engaging early in the planning phase, the project team analysed peak and off-peak building loads alongside real-time fleet usage data to identify available capacity. Dynamic load‑management software was then implemented to intelligently distribute power across up to 100 chargers, maximising existing electrical infrastructure and operating within building constraints.

CUSHMAN & WAKEFIELD

The result was a future-proof solution delivered on time and within budget, backed by a three-year maintenance program to ensure long-term reliability. More broadly, the project reinforced a key insight for government property and capital works programs: early alignment between sustainability, property and delivery teams can turn climate‑related requirements into drivers of efficiency, resilience and smarter infrastructure investment.

Government Office Fit Out Guide - Australia 2026 | 16

The greatest project cost and program risks often emerge from avoidable gaps in early- stage information and assumptions.

Early due diligence for cost and risk control

Early due diligence is one of the most effective mechanisms for controlling fit out cost and delivery risk in government projects.

Factors such as base building condition, services capacity, ICT pathways, climate risk analysis, latent conditions and security overlays materially influence the scope, costs and sequencing of tenant works. In a government context, where budgets and approvals are typically fixed early, a lack of clarity at this stage can lead to cost escalation, program delays and reduced delivery flexibility. Due diligence undertaken prior to lease commitment or scope approval allows government agencies to validate assumptions, clearly delineate landlord versus tenant responsibilities, and establish more reliable cost and program parameters. Allowing sufficient time for consultation and design coordination is critical to reducing downstream variations, while well-defined documentation supports more effective tender processes and reduces the likelihood of clarification- driven delays during procurement.

CUSHMAN & WAKEFIELD

| 18 Government Office Fit Out Guide - Australia 2026 | 18

Estimating fit out costs

These indicative benchmark cost ranges are provided as a guide only to support early‑stage discussions. Actual government fit out costs will vary and must be confirmed through project‑specific estimating and approval processes.

Estimated fit out costs (AUD per square metre)

$1,980 $2,380 $2,780 $3,180 $3,580 $3,980 $4,380 $4,780 $5,180 $5,580

Lower Benchmark Project Cost

Average Metropolitan Project Cost

Average Regional Project Cost

Upper Benchmark Project Cost

Costs are estimated from government fit out projects over ~66,000 sqm of space, with a total project value of AUD 190m.

What’s Often Missed: The 25% Beyond Core Construction Works

15%

Professional Services Project management, design, MEP design, cost consultancy and quality assurance

Security Access control, zoning and monitoring

Core fit out Construction works, building services, furniture and finishes Audiovisual Meeting technology and system integration

75%

Government fit out costs extend well beyond core construction works. Professional services, security and audiovisual integration (representing approximately 25% of total project spend) are critical cost components that are often overlooked or underestimated in early budget planning, contributing to cost overruns later in delivery.

CUSHMAN & WAKEFIELD

Government Office Fit Out Guide - Australia 2026 | 20

Fit out checklist and process

Early Planning and Feasibility

• Define functional requirements, workforce needs, and accommodation strategy. • Confirm budget parameters, delegations, and approval pathways.

• Undertake preliminary due diligence to test base building suitability, services capacity, security, and accessibility constraints.

01.

Scope definition and business case development

• Develop fit out scope aligned to government standards, policies and funding constraints. • Validate assumptions around landlord versus tenant responsibilities.

• Prepare cost estimates and program assumptions to support approval processes.

02.

Design development and approvals

• Progress design within approved scope and budget parameters

• Secure required design, procurement, and funding approvals prior to tender.

03.

• Undertake stakeholder

consultation and assurance reviews.

Planning A Government Fit Out Project? DISCUSS YOUR PROJECT

CUSHMAN & WAKEFIELD

Procurement and tender

• Engage consultants and contractors through approved procurement pathways. • Allow sufficient time for tender clarification and evaluation.

• Confirm cost certainty and delivery sequencing prior to contract award.

04.

Construction and delivery

• Manage site access, security protocols, and stakeholder interfaces. • Monitor cost, program, and risk against approved baselines.

• Apply rigorous change controls to avoid unapproved scope or cost escalation.

05.

Handover and occupation

• Complete commissioning, compliance verification, and operational readiness. • Confirm accessibility, security, and technology requirements are met.

• Finalise documentation and closeout in accordance with government governance requirements.

06.

Government Office Fit Out Guide - Australia 2026 | 22

Contacts

Head of Project & Development Services Australia Hutch.Bykerk@cushmanwakefield.com.au +61 423 116 647 Hutch Bykerk

Director – PDS Sales, Strategy & Enablement Australia Maria.Russofama@cushmanwakefield.com.au +61 412 461 581 Maria Russo-Fama

Head of International Research, Global Think Tank dominic.brown@cushmanwakefield.com.au +61 431 947 161 Dr. Dominic Brown

Head of Sustainability & ESG Asia Pacific Matthew.Clifford@cushmanwakefield.com.au +61 481 791 885 Matt Clifford

About Cushman & Wakefield

Cushman & Wakefield (NYSE: CWK) is a leading global commercial real estate services firm for occupiers and investors with approximately 53,000 employees in over 350 offices and nearly 60 countries. In 2025, the firm reported revenue of $10.3 billion across its core service lines of Services, Leasing, Capital markets, and Valuation and other. Built around the belief that Better never settles, the firm receives numerous industry and business accolades for its award-winning culture. For additional information, visit www.cushmanwakefield.com.au

Planning A Government Fit Out Project? DISCUSS YOUR PROJECT

Page 1 Page 2 Page 3 Page 4 Page 5 Page 6 Page 7 Page 8 Page 9 Page 10 Page 11 Page 12 Page 13 Page 14 Page 15 Page 16 Page 17 Page 18 Page 19 Page 20 Page 21 Page 22 Page 23 Page 24 Page 25 Page 26