Office Space Fitting Out

When you rent an office space in Singapore, these standard fitting-out are usually provided already:

• cemented and raised floor system;
• standard fire sprinkler and protection system;
• suspended ceilings;
• centralised air-conditioning distribution ducts;
• basic lighting;
• window fittings.

Any customization, fitting-out works, additions and alterations by the Tenant to the office space should be carried out with the approval of the Landlord who usually has standard terms and conditions (sometimes in the form of a manual) for fitting-out works done at the premises. The Tenant will usually have to sign an undertaking to reinstate the office premises back to its original state at the end of the lease term. This reinstatement may be waived by the Landlord if an in-coming tenant is willing to take over the ‘As-In’ condition of the premises.

Fitting-Out Works

Fitting-out works may include these:

• Fixtures & Fittings and Finishes (carpets, wall features, partitions, doors etc)
• Furniture (workstations, filing & storage cabinets, conference table & chairs, pantry furniture etc)
• M & E Services (electrical & networking works, fire protection system, air-conditioning works etc)
• Miscellaneous (signage, blinds, plants etc)
• Other Services (insurance, consultancy fees etc)

Fitting-Out Costs

Fitting-out costs may fall into these ranges:

1. Economy – S$30 to S$60 per sq ft (S$320 to S$650 per sqm)
2. Mid Range -S$70 to S$90 per sq ft  (S$750 to S$970 per sqm)
3. Premium – above S$100 per sq ft  (above S$1,080 per sqm)

For more accurate cost evaluation, we can recommend office space interior designers and/or architects who would be responsible for submitting applications to relevant authorities for approval like URA, BCA, FSB, etc.

Fitting-Out Deposit

Tenant is required to place a renovation deposit (ranges from S$1000 to S$5000) with the Landlord before any works can be carried out.

This is to defray the cost of rectifying damage to the building caused by tenant’s contractors, if any.

The renovation deposit is refunded upon completion of renovations, less any deductions.

Fitting-Out Time Frame

Depending on the extent of the fitting-out works and size of the office space, the average time frame falls into these ranges:
Up to 1,000 sq ft (93 sqm) 2 to 4 weeks
2,000 to 5,000 sq ft (186 to 465 sqm) 6 to 8 weeks
6,000 to 10,000 sq ft  (557 to 929 sqm) 10 to 12 weeks

Telecommunications & Utilities

Tenant is required to apply and install a separate meter for utilities consumption and to lay telecommunication lines respectively within the office space, unless the Landlord has already contracted with the authorities.

All charges for electrical utility and telecommunication services to the premises are borne by tenant on a monthly billing basis.

The following documents are usually required for the services:

• Completed and signed application form.
• Copy of business / company registration certificate.
• Copy of NRIC / Work Pass for the authorized signatory of company representative Or a letter of authorisation issued by the company indicating the company representative’s name and NRIC/ Work Pass FIN no.
• Proof of ownership or tenancy agreement.
• An initial security deposit is payable at the point of application.
• Copy of Licence Electrical Installation (LEI) from Energy Market Authority (EMA), if the electricity load is above 45 KVA. (may applicable for SP Services Ltd)
• For temporary water supply, an approval letter from the SP Services Ltd is required.

Although most commercial buildings come with free water utility, certain office premises especially conservation/shophouses office requires tenant to apply their own water supply from SP Services Ltd.