Mumbai fit-out costs by grade
| Space type | ₹ per sq ft | Typical programme | Notes |
|---|---|---|---|
| Basic office (warm shell) | ₹1,220 – ₹1,840 | 6 – 9 weeks | Workstations, cabins, basic ceiling & lighting |
| Mid-spec office | ₹2,130 – ₹3,190 | 9 – 14 weeks | Designed ceilings, glass cabins, meeting suites, better AV |
| High-spec office | ₹3,140 – ₹4,700 | 14 – 18 weeks | Full acoustics, VC-enabled rooms, feature ceilings, bespoke joinery |
| Hybrid / collaborative workplace — published benchmark, not a Greenbox rate | ₹5,900 – ₹6,600 | 14 – 20 weeks | Cushman & Wakefield Mumbai benchmark ₹6,567/sq ft |
| Retail store | ₹2,500 – ₹5,000 | 5 – 10 weeks | Fixtures, feature lighting, façade and signage |
| Restaurant / café | ₹3,500 – ₹7,000 | 10 – 16 weeks | Commercial kitchen and ventilation dominate cost |
Excluding GST. Bare shell adds roughly ₹600–₹1,200/sq ft for HVAC, washrooms and flooring base. The three office bands are ours, taken from Mumbai commercial fit-outs Greenbox has billed and completed and held at October 2026 prices; the hybrid-workplace line is Cushman & Wakefield's published benchmark and the retail and restaurant bands remain market figures for those formats.
What is different about Mumbai buildings
- Grade-A fit-out manuals are strict. BKC and Lower Parel towers commonly mandate the building's own vendors for fire detection, sprinkler modification and sometimes HVAC tie-ins. These are non-negotiable and priced at the building's rates — we include them in the BOQ rather than discovering them later.
- Deposits are significant. Interest-free fit-out deposits are standard and refundable on clean handover, but they affect cash flow and should be in your budget from day one.
- Approval cycles take time. Drawing submission to landlord approval commonly runs two to four weeks. We submit during detailed design rather than after it.
- Night and weekend work. Many towers permit noisy work only outside business hours. This is the single biggest lever on programme — and on labour cost.
- Material movement. Service lift bookings, loading-bay slots and restricted hours mean material planning is a scheduling exercise in itself.
Design and build under one accountable roof
A recent Mumbai office project
For Sleepmax we delivered a corporate office covering executive cabins, an open workspace, a boardroom and meeting suites. The constraints were typical of a Mumbai commercial project: a live building, restricted working hours, and a client who needed the space usable in stages rather than all at once.
The full brief, sequencing decisions and photographs are in the Sleepmax office case study.
Business districts we work in
BKC
Grade-A towers, strict fit-out manuals, mandated vendors.
Lower Parel
Mill-land commercial stock and newer towers.
Andheri East / MIDC
IT and back-office space, more flexible landlords.
→Powai
Corporate parks with good service access.
→Thane & Navi Mumbai
Larger floor plates at materially lower rates.
→
Selected work by Greenbox Design Studio. Tap any image to enlarge.
Frequently asked questions
How much does an office fit-out cost in Mumbai?+
A basic warm-shell office fit-out runs ₹1,220–₹1,840 per sq ft, mid-specification ₹2,130–₹3,190 and high-specification ₹3,140–₹4,700, ex-GST. Cushman & Wakefield's 2026 cost guide puts a full collaborative hybrid workplace in Mumbai at ₹6,567 per sq ft — the highest of any Indian city, and a published benchmark rather than a Greenbox rate.
Do Mumbai Grade-A buildings force you to use their vendors?+
Frequently, yes — particularly for fire detection and sprinkler modification, and sometimes for HVAC tie-ins and façade work. These vendors charge building-set rates. We confirm the mandated list during feasibility and carry it in the BOQ so it is never a surprise variation.
How long does a Mumbai office fit-out take?+
Six to nine weeks for a basic warm-shell office, nine to fourteen for mid-spec, and fourteen to twenty for a full hybrid workplace. Add two to four weeks up front for landlord drawing approvals, which can run in parallel with detailed design if planned properly.
Can you deliver the office in phases?+
Yes, and in occupied premises we recommend it. We zone the floor, complete and hand back one zone at a time fully functional, and run disruptive activity outside business hours. On the Sleepmax project this meant no lost business days.
Do you work in Navi Mumbai and Thane for commercial projects?+
Yes. Floor plates there are typically larger and landlord rules less restrictive, which usually means a lower rate per sq ft and a shorter programme than an equivalent BKC or Lower Parel fit-out.