The complete guide to fitting out or renovating an office in KL and the Klang Valley — per square foot, by component, with material comparisons and the compliance items most quotes leave out.
Indicative Klang Valley ranges — get an exact commercial quote on WhatsApp.
Office fit-out is one of the highest-value renovation jobs we quote — and the one where compliance and programme matter most. Unlike a home, a commercial space must satisfy the building management, Bomba (fire department) and often CIDB requirements, and downtime has a direct cost to your business. This guide breaks down the real numbers, the material decisions that swing the budget, and the regulatory steps that protect you.
| Fit-out level | RM / sq ft | Typical for |
|---|---|---|
| Basic | RM50 – RM120 | Paint, carpet/vinyl, light partitions, existing ceiling |
| Mid-range | RM120 – RM220 | New ceiling & lighting, glass partitions, pantry, meeting rooms |
| Premium / HQ | RM250 – RM300+ | Designer reception, bespoke joinery, full M&E, AV & ACMV |
A “cold shell” or bare unit costs more than a refurbishment of an existing office because you are building ceiling, flooring, lighting and air-conditioning from scratch. Re-fitting an office that already has these costs less per square foot.
| Component | Share of budget | Notes |
|---|---|---|
| Partitions & glass | 15–25% | Glass costs more than gypsum but resells the space |
| Ceiling, lighting & electrical (M&E) | 20–30% | Biggest single line in most fit-outs |
| Air-conditioning & ventilation (ACMV) | 10–20% | Reusing existing trunking saves the most |
| Flooring & finishes | 10–15% | Carpet tile, vinyl or raised floor |
| Joinery (reception, pantry, cabinets) | 10–15% | Bespoke reception drives premium cost |
| Loose furniture & workstations | 10–20% | Often a separate budget line |
| Fire protection & compliance | 5–10% | Bomba submission, sprinkler/detector changes |
Specifying the right materials for each area is where an experienced fit-out contractor saves you money without cheapening the look:
| Element | Value option | Premium option |
|---|---|---|
| Partitions | Gypsum / plasterboard | Double-glazed glass with film |
| Flooring | Vinyl plank / carpet tile | Raised access floor / SPC + carpet zones |
| Ceiling | Mineral fibre lay-in grid | Plaster bulkheads + linear lighting |
| Workstation | Standard system furniture | Sit-stand desks, acoustic pods |
| Reception | Laminate counter + signage | Solid surface + backlit feature wall |
The smart split: invest in client-facing zones (reception, meeting rooms, boardroom) and keep back-of-house (store, server, utility) functional and plain.
Example A — 2,000 sq ft office, mid-range:
| Item | Indicative cost |
|---|---|
| Demolition & protection | RM8,000–15,000 |
| Partitions (gypsum + glass) | RM45,000–80,000 |
| Ceiling, lighting & electrical | RM60,000–100,000 |
| ACMV modification | RM30,000–55,000 |
| Flooring (carpet tile / vinyl) | RM25,000–45,000 |
| Reception & pantry joinery | RM30,000–55,000 |
| Fire protection & Bomba submission | RM15,000–30,000 |
| Paint, signage & finishing | RM12,000–25,000 |
| Typical total (excl. furniture) | RM225,000–405,000 |
Example B — quick guide by office size (mid-range, excl. furniture):
| Office size | Indicative fit-out budget |
|---|---|
| 1,000 sq ft (small studio) | RM120k–200k |
| 2,500 sq ft (SME) | RM300k–500k |
| 5,000 sq ft (department / HQ floor) | RM600k–1.0m |
| 10,000 sq ft (full HQ) | RM1.2m–2.5m |
These are often quoted separately and are easy to under-budget:
| Phase | Typical duration |
|---|---|
| Design & space planning | 1–3 weeks |
| Approvals (Bomba, management) | 1–3 weeks (can overlap) |
| Construction (2,000–4,000 sq ft) | 5–9 weeks |
| Furniture, IT & handover | 1–2 weeks |
Many landlords only allow after-hours or weekend work, which lengthens the construction phase. Premium fit-outs with bespoke joinery and AV can reach 12–16 weeks end to end.
Most commercial leases require you to reinstate the unit to its original (bare) condition at the end of the tenancy. Budget for this from day one — removing partitions, patching and repainting can cost RM10–RM30/sq ft. Negotiating a reinstatement waiver or fit-out period (rent-free) with the landlord can materially change your project economics.
Pick a contractor who is CIDB-registered, has handled Bomba submissions, carries CAR insurance, and can show commercial references. A design-and-build firm that manages drawings, approvals and construction under one contract reduces your coordination risk. See how to choose a contractor → and what to check in the contract →.
ClickBina delivers commercial fit-outs across the Klang Valley — offices, retail and F&B. WhatsApp us your floor area and lease requirements for a fixed commercial quote.
Tell us what you need — we reply within the hour.