Fit-out rates by micro-market
| Micro-market | QSR / café | Casual dining | Premium / bar-led |
|---|---|---|---|
| BKC and Bandra Kurla | ₹4,400 – 5,800 | ₹5,200 – 7,400 | ₹7,600 – 10,500 |
| Lower Parel and Worli | ₹4,200 – 5,600 | ₹5,000 – 7,200 | ₹7,400 – 10,500 |
| Bandra West, Khar, Juhu | ₹3,800 – 5,000 | ₹4,600 – 6,600 | ₹6,800 – 9,000 |
| Malls, citywide | ₹4,000 – 5,400 | ₹4,800 – 7,000 | ₹6,800 – 9,500 |
| Andheri West, Versova, Lokhandwala | ₹3,400 – 4,600 | ₹4,000 – 5,600 | ₹5,600 – 7,200 |
| Thane, Powai, Navi Mumbai | ₹3,200 – 4,200 | ₹3,600 – 5,000 | ₹5,200 – 6,800 |
Ex-GST. Excludes kitchen equipment at ₹18–60 lakh for 100 covers and the exhaust package at ₹9–28 lakh, both of which are national rates and do not vary by suburb.
Rent, licences and a landlord’s vendor list
A worked budget: 2,200 sq ft Andheri West casual dining
Seventy-eight covers at ₹1.03 crore of fit-out, which is ₹4,682 per sq ft — upper-mid for the western suburbs.
| Line | Cost | Note |
|---|---|---|
| Civil, demolition, partitions and making good | ₹11,80,000 | Ground floor of a 1994 residential building |
| Front-of-house joinery and bar | ₹17,40,000 | Banquettes, bar back, host station, service stations |
| Loose furniture, 78 covers | ₹9,20,000 | Contract grade, 40,000 Martindale upholstery |
| Flooring, wall finishes and ceilings | ₹12,60,000 | R11 in the kitchen and service routes |
| Lighting and control | ₹8,40,000 | 2700K front of house, 4000K kitchen, four scenes |
| Acoustic package | ₹5,80,000 | Ceiling rafts and banquette upholstery; residential above |
| Electrical, supply upgrade and changeover | ₹13,20,000 | Commercial tariff conversion and a load increase to 62 kW |
| Plumbing, drainage, grease trap and toilets | ₹9,80,000 | New customer and staff toilets; drainage route to the building stack |
| Kitchen civil, tiling and drainage | ₹6,40,000 | Floor falls, trapped gullies, wall cladding to 2,100 mm |
| Facade, shopfront and signage | ₹5,20,000 | Includes the BMC sky-sign application and drained threshold detail |
| Design, coordination and supervision | ₹5,80,000 | Includes licence drawing sets for FSSAI, BMC and fire |
| Water storage and booster | ₹2,40,000 | 2,000 litre sump, overhead tank, booster set |
| Total fit-out (ex-GST) | ₹1,03,00,000 | ₹4,682 per sq ft on 2,200 sq ft |
18% GST adds ₹18,54,000. Kitchen equipment (₹28 lakh here) and the exhaust package (₹16 lakh here) are separate.
The Mumbai costs nobody quotes
| Item | ₹ range | Note |
|---|---|---|
| Landlord or mall fit-out deposit | ₹150 – 400 per sq ft | Refundable, but it is cash out for the duration |
| Landlord supervision charge | ₹25 – 80 per sq ft | Non-refundable |
| Mandated vendor works | ₹120 – 350 per sq ft | Fire detection, sprinkler modification, BMS interface, at the building’s rates |
| Barricade and hoarding, malls | ₹350 – 900 per sq ft of hoarding | To the mall’s printed specification |
| Night-work labour premium | +18 – 28% on labour | Mandatory in most malls and Grade-A towers |
| Licence fees and deposits | ₹3 – 12 L | FSSAI, BMC health and trade, fire, eating house, excise deposit where alcohol is served |
| Electrical supply upgrade | ₹2 – 8 L | Commercial tariff conversion plus a load increase; 4–8 weeks |
| Rent during fit-out | ₹120 – 450 per sq ft a month | The largest of all of these on any programme over ten weeks |
Rent burn, which decides the programme
Every week of fit-out in this city has a rent cost, and it is large enough to change what a sensible programme looks like. On a 2,500 sq ft Bandra West unit at ₹350 per sq ft a month, rent is ₹8.75 lakh a month, or roughly ₹2.02 lakh a week. A fourteen-week programme therefore carries ₹28.3 lakh of rent before a single cover is served. Spending 22% more on labour to finish three weeks earlier costs perhaps ₹6 lakh and saves ₹6.1 lakh of rent, plus three weeks of trading — which is why we issue a rent-adjusted programme alongside every Mumbai restaurant BOQ, and why the cheapest quotation is frequently the most expensive project.
We price two programmes for every Mumbai restaurant: the normal one and the compressed one, with the rent burn on both. In four years, every operator has chosen the compressed one.
Greenbox commercial fit-out lead
Three Mumbai formats, three budgets
| Cloud kitchen, Andheri East | Café, Bandra West | Bar-led, Lower Parel | |
|---|---|---|---|
| Area | 650 sq ft | 1,100 sq ft | 3,400 sq ft |
| Covers | — | 38 | 120 plus bar |
| Fit-out rate achieved | ₹2,900 / sq ft | ₹4,300 / sq ft | ₹8,100 / sq ft |
| Fit-out total | ₹18.9 L | ₹47.3 L | ₹2.75 Cr |
| Kitchen equipment | ₹16 L | ₹13 L | ₹42 L |
| Exhaust package | ₹9 L | ₹11 L | ₹21 L |
| Bar build | — | ₹4 L espresso and counter | ₹28 L |
| Licences and deposits | ₹3.5 L | ₹5 L | ₹11 L |
| Programme | 5 weeks | 9 weeks | 17 weeks |
| Rent during fit-out | ₹1.9 L | ₹8.7 L | ₹51 L |
| All-in capital, ex-GST | ₹49.3 L | ₹89 L | ₹4.28 Cr |
Indicative of projects of these types rather than a single job. Excludes the lease security deposit, pre-opening and working capital.
What this excludes
- 18% GST on the fit-out value, and GST on the equipment separately.
- Kitchen equipment — ₹18–₹60 lakh for 100 covers, procured by the operator with an 8–14 week lead.
- The exhaust, filtration, make-up air and fire suppression package — ₹9–₹28 lakh, and in a residential building the filtration element is the condition of consent.
- The lease security deposit, commonly six to twelve months of rent in Mumbai, which dwarfs every other number on this page.
- POS, IT, music and CCTV systems.
- Pre-opening — staff hiring and training, trial services, initial stock, marketing and the opening event.
Sequencing money in a Mumbai project
- Before the lease: the feasibility spend. A survey of the exhaust route, the electrical supply position, the drainage and the licence distance rules. ₹40,000–₹1.5 lakh, and it is the cheapest money in the whole project because it is what stops you signing the wrong lease.
- At signature: deposits. Lease security of six to twelve months, plus the landlord fit-out deposit and supervision charge. This is the largest single cash outflow and it happens before any work starts.
- Week one: licences and long-lead orders. Excise, FSSAI and the electrical load application all start now, alongside kitchen equipment and the exhaust package, because all five have lead times longer than the construction.
- Weeks two to six: civil, services and the supply upgrade. Roughly 35% of the fit-out value, and the phase where a bad survey shows up.
- Weeks six to twelve: joinery, finishes and the kitchen install. Roughly 45% of the value and the point at which the opening date becomes real or does not.
- Final two weeks: commissioning, snagging and trials. The remaining 20%, plus pre-opening costs that sit outside the construction budget entirely — staff, training, stock and marketing.
The national picture and the design
For national rates by format, the per-cover sanity check and the equipment breakdown, see restaurant interior cost in India. For licensing sequence, exhaust routing in mixed-use buildings and night working, see restaurant interior designers in Mumbai.
Selected commercial work by Greenbox Design Studio. Tap any image to enlarge.
Frequently asked questions
What does a restaurant fit-out cost in Mumbai?+
₹3,200–₹4,200 per sq ft for a QSR or café in Thane, Powai and Navi Mumbai, rising to ₹4,400–₹5,800 in BKC. Casual dining runs ₹3,600–₹5,000 in the outer markets and ₹5,200–₹7,400 in BKC. Premium and bar-led formats run ₹5,200–₹10,500 depending on micro-market. All ex-GST, excluding equipment and exhaust.
What costs does a contractor's quote leave out in Mumbai?+
The landlord or mall fit-out deposit at ₹150–₹400 per sq ft, a supervision charge at ₹25–₹80, mandated vendor works for fire, sprinkler and BMS at ₹120–₹350, mall barricade at ₹350–₹900 per sq ft of hoarding, licence fees and deposits of ₹3–₹12 lakh, an electrical supply upgrade at ₹2–₹8 lakh, and rent at ₹120–₹450 per sq ft a month.
How much does rent cost during a Mumbai fit-out?+
On a 2,500 sq ft Bandra West unit at ₹350 per sq ft a month, about ₹2.02 lakh a week, so a fourteen-week programme carries ₹28.3 lakh of rent before opening. That arithmetic usually justifies paying an 18–28% labour premium to finish three weeks earlier, which is why we issue a rent-adjusted programme with every BOQ.
Why is night work mandatory in some Mumbai buildings?+
Malls and most Grade-A towers permit fit-out only between about 10pm and 7am so that trading and occupied floors are not disturbed. It costs 18–28% more on labour and is roughly 15% less productive per hour, and in those buildings it is a condition of the fit-out permission rather than a choice.
What do Mumbai restaurant licences cost?+
₹3–₹12 lakh in fees and deposits across FSSAI, the BMC health and trade licence, the fire NOC, the police eating-house licence and, where alcohol is served, the excise licence and its deposit — which is the largest single item and the longest at eight to twenty weeks.
Does the kitchen exhaust cost more in Mumbai?+
The package is the same ₹9–₹28 lakh nationally, but Mumbai sites use the upper half of it far more often, because most premises sit under flats. The duct has to terminate above the top occupied floor and electrostatic or UV grease filtration at ₹4–₹11 lakh is frequently the condition on which society consent is given.