Office fit-outs in Manila cost between PHP 10,000 and PHP 45,000 per square meter in 2026, depending on scope, materials, and the condition of your space. For a 100 sqm office, that’s PHP 1 million on the low end (basic refresh) up to PHP 4.5 million or more for a full high-end build-out. Construction eats the biggest chunk of that budget, followed by furniture and IT.
This guide covers real numbers by fit-out level, what drives costs up or down, and the full process from planning to move-in.
How much does an office fit-out cost per square meter in Manila?
Costs vary based on the finish level. The 2026 market breaks down like this:
Basic / Cosmetic Refresh: PHP 10,000 – 20,000 per sqm. Best for startups, co-working spaces, and budget-conscious tenants.
Mid-Range: PHP 20,000 – 35,000 per sqm. Best for growing companies, professional services, and BPOs.
High-End / Premium: PHP 35,000 – 45,000+ per sqm. Best for multinational offices, law firms, and client-facing spaces.
For context, JLL’s 2026 Asia-Pacific data puts Manila’s average fit-out cost at roughly USD 1,006 per sqm (around PHP 55,000) when you include furniture, IT, and professional fees on top of construction. That figure covers the full package, not just the build.
What those numbers look like for real office sizes
A 50 sqm office runs PHP 500K – 1M (basic), PHP 1M – 1.75M (mid-range), or PHP 1.75M – 2.25M+ (high-end).
A 100 sqm office runs PHP 1M – 2M (basic), PHP 2M – 3.5M (mid-range), or PHP 3.5M – 4.5M+ (high-end).
A 200 sqm office runs PHP 2M – 4M (basic), PHP 4M – 7M (mid-range), or PHP 7M – 9M+ (high-end).
A 500 sqm office runs PHP 5M – 10M (basic), PHP 10M – 17.5M (mid-range), or PHP 17.5M – 22.5M+ (high-end).
These ranges assume a warm shell or bare shell starting condition. If your space is already semi-fitted, you’ll spend less.
What drives office fit-out costs in Manila?
So why does one project cost PHP 1 million and another PHP 4.5 million for the same floor area? It comes down to six things.
1. Starting condition of the space
The state of the office you’re moving into has the biggest impact on price.
Fully furnished means minimal work. Paint, branding, maybe some partition changes. Cheapest option.
Semi-fitted means the ceiling, flooring, and basic electrical are already in place. You add partitions, furniture, and finishes.
Warm shell means bare concrete with perimeter walls, floor, and ceiling. Needs HVAC, electrical, lighting, and partitions.
Bare shell means an empty box. Everything from scratch. Most expensive.
A bare shell fit-out in BGC or Makati can cost 40–60% more than the same design in a semi-fitted space.
2. Construction and labor
Construction is the single biggest line item, typically 50–60% of total fit-out cost. This covers demolition and clearing (if renovating an existing space), partitions and drywalls, flooring installation, ceiling works, HVAC ducting and installation, electrical and data cabling, plumbing for pantries and restrooms, fire detection and suppression systems, and painting and finishing.
Labor rates in Metro Manila have gone up steadily. Skilled tradespeople (electricians, HVAC technicians, fire protection specialists) command higher rates than general laborers, and their availability affects your timeline too.
3. Materials and finishes
This is where the gap between PHP 10,000/sqm and PHP 45,000/sqm shows up.
Flooring alone ranges from vinyl tiles at PHP 300–800/sqm, to polished concrete at PHP 1,500–3,000/sqm, to engineered hardwood at PHP 2,500–5,000/sqm.
Partitions range from standard gypsum board to glass partitions to frameless glass with aluminum trim.
Ceilings range from suspended acoustic tiles to exposed industrial finishes to custom gypsum designs.
Wall treatments range from standard latex paint to textured finishes to accent walls with wallpaper or cladding.
The Philippines imports most of its premium materials, which pushes high-end fit-out costs above regional averages. Santos Knight Frank notes that furniture costs alone average USD 375/sqm here, higher than South Korea (USD 364) and Taiwan (USD 360). If you are considering eco-friendly alternatives like bamboo, reclaimed wood, or low-VOC finishes, read our guide to sustainable office fit-outs in the Philippines for a full breakdown of materials, costs, and long-term savings.
4. Furniture and fixtures
Budget separately for workstations and desks, ergonomic chairs, conference tables and meeting room furniture, reception and lounge seating, storage and filing systems, and pantry and breakroom fixtures.
New businesses need to buy everything from scratch. If you’re relocating, you can save 15–25% on this category by reusing existing furniture.
5. IT and AV infrastructure
This is the line item people forget about until it’s too late. It includes structured cabling (data and voice), server room or network closet setup, Wi-Fi access points, video conferencing equipment, presentation screens and projectors, and access control and CCTV systems.
Depending on your tech requirements, IT can add PHP 3,000–8,000 per sqm to your total budget.
6. Professional fees
Don’t forget the people who design and manage the project. Interior design runs 8–15% of construction cost (or a fixed fee for smaller offices). Project management runs 5–10% of total project cost. Engineering (MEP) covers mechanical, electrical, and plumbing design, usually included in design-and-build contracts. Permit processing covers government fees and professional stamp fees.
With a design-and-build contractor, these fees are bundled into one contract. Simpler budgeting, less coordination.
The fit-out process: planning to move-in
Step 1: Space planning and design (2–4 weeks)
Before construction starts, you need a plan. This phase covers space planning (how many workstations, meeting rooms, collaboration areas, private offices), design concept (look, feel, brand expression), MEP layout, material selection and specification, and budget finalization.
A design-and-build partner handles all of this under one contract, so you’re not juggling an architect, an engineer, and a contractor separately.
Step 2: Permits and approvals (2–4 weeks)
In Metro Manila, commercial fit-outs require a building permit from the local Office of the Building Official (OBO), which takes 15–21 days once documents are complete. You also need a Fire Safety Evaluation Clearance (FSEC) from the Bureau of Fire Protection (BFP), a DOLE-CHSP (Department of Labor construction safety clearance), and building administration approval if you’re in a commercial building like RCBC Plaza, One Bonifacio, or any BGC tower. Each property management office has its own fit-out guidelines.
Permit processing runs in parallel with design finalization. Your contractor should handle this. It requires licensed architects and engineers to sign off on the plans.
Step 3: Construction (4–12 weeks)
Timeline depends on what you’re doing. A cosmetic refresh (paint, carpet, minor changes) takes 2–4 weeks. A standard fit-out (partitions, new flooring, lighting, basic HVAC) takes 4–8 weeks. A full fit-out from bare shell takes 8–12 weeks. Large or complex projects (500+ sqm, specialized requirements) take 12–16 weeks.
One thing people don’t account for: construction in Philippine commercial buildings often has restricted work hours. Many buildings only allow fit-out work during evenings and weekends to avoid disturbing other tenants. This can extend timelines by 20–30%.
Step 4: Furniture installation and IT setup (1–2 weeks)
Once construction wraps up, furniture and technology go in. This stage moves fast if your suppliers and IT team are coordinated with the contractor. Delays here usually come from imported furniture with long lead times, so order early.
Step 5: Defects inspection and handover (1 week)
Walk through the space with your contractor. Check everything: electrical outlets, HVAC performance, door hardware, paint finish, fixture alignment. Create a punch list of items to fix before final handover.
How to keep your fit-out budget under control
Set your budget before you pick a space
Too many companies sign a lease first and figure out fit-out costs later. The condition of the space (bare shell vs. semi-fitted) can swing your budget by millions. Factor fit-out costs into your lease decision from day one.
Use a design-and-build contractor
Hiring separate designers, engineers, and builders means managing multiple contracts and timelines. A single design-and-build partner like Alphabuild handles design, engineering, and construction under one contract. This typically saves 10–15% versus managing vendors separately, because the team that draws the plans is the same team that executes them. No finger-pointing.
Plan for contingency
Add 10–15% on top of your estimated budget for unexpected costs. Hidden MEP issues behind walls, material price increases mid-project, permit delays. Something will come up. It always does.
Reuse what you can
Moving from another office? Audit your existing furniture, fixtures, and IT equipment. Workstations, chairs, and conference tables that are in good condition don’t need replacing. This alone can cut your furniture budget in half.
Get quotes from at least three contractors
Fit-out pricing in Manila varies a lot between contractors. Get detailed, itemized quotes, not lump-sum estimates, so you can compare apples to apples. Watch for vague line items like “miscellaneous” or “provisional sums” without clear scope.
Manila vs. other Philippine cities: cost comparison
Metro Manila commands premium pricing because of higher labor rates, stricter building administration requirements, and logistics costs. The difference is real.
BGC / Makati CBD: PHP 25,000 – 45,000+ per sqm. Strictest building admin rules, highest material delivery costs.
Ortigas / Mandaluyong: PHP 20,000 – 38,000 per sqm. Slightly lower than CBD, good contractor availability.
Quezon City / Alabang: PHP 15,000 – 32,000 per sqm. More relaxed building rules, lower overheads.
Cebu / Clark / Iloilo: PHP 12,000 – 28,000 per sqm. Lower labor rates, but fewer specialist contractors.
If your business doesn’t require a CBD address, setting up in Ortigas or QC can save you 15–25% on fit-out costs without sacrificing quality.
Frequently asked questions
How long does an office fit-out take in Manila?
A standard fit-out for a 100–200 sqm office typically takes 8–14 weeks from design to move-in: 2–4 weeks for design and permits, 4–8 weeks for construction, 1–2 weeks for furniture and IT. Bare shell projects or spaces over 500 sqm take longer. Budget 12–16 weeks for construction alone.
Do I need a building permit for an office fit-out?
Yes. Any structural, electrical, or mechanical work requires a building permit from the local government (LGU). Even cosmetic renovations in commercial buildings need approval from the building’s property management office. Your contractor should handle permit applications since they need licensed architects and engineers to sign off on the plans.
What’s the difference between a fit-out and a renovation?
A fit-out turns a bare or semi-finished shell into a usable workspace. You’re building from scratch inside an empty space. A renovation modifies an existing, already-functioning office. Renovations are usually cheaper because you’re working with existing infrastructure (HVAC, electrical, plumbing) rather than installing it new.
Can I do an office fit-out in phases?
Yes. Start with the areas you need now (workstations, a meeting room, pantry) and fit out expansion areas later. Just make sure your initial design accounts for future phases so the electrical, HVAC, and data infrastructure can support the full build-out when you’re ready.
What does “design-and-build” mean for office fit-outs?
A design-and-build contractor handles space planning, interior design, engineering, permits, construction, and handover under one contract. One team, one point of contact, instead of coordinating between four or five separate vendors. It’s faster, usually cheaper, and eliminates the “that’s not my responsibility” problem. Alphabuild works this way for both commercial and residential projects.
Get a real number for your office fit-out
The ranges above are a starting point. Getting an accurate number for your specific space requires a site visit and a clear brief on what you need. Alphabuild handles design-and-build for office fit-outs across Metro Manila, from space planning through construction and handover, with engineering and maintenance support after you move in.
Call +63 917 631 2307 or email [email protected] for a project consultation and detailed cost estimate.