A commercial strip out in Wollongong costs between $50 and $180 per square metre in 2026, depending on the size of the space, what’s being removed, and whether asbestos is involved. For a standard 150-400m² office strip out (partitions, ceiling tiles, carpet, and basic services), you’re typically looking at $10,000 to $35,000. A retail tenancy with extensive joinery and services runs $8,000 to $40,000 depending on size. Larger warehouse or industrial strip outs can exceed $100,000 when hazardous materials are present.
Those numbers are the starting point. The real cost of a commercial strip out depends on what’s behind the walls, what your lease requires, and how quickly you need the space turned over. At Adlington Homes, we’ve been handling commercial strip outs across the Illawarra since 1972. Here’s what actually drives the price.
Strip Out Cost per Square Metre (2026)
| Space Type | Cost per m² | Typical Project Size | Total Cost Range |
|---|---|---|---|
| Standard office (partitions, carpet, ceiling) | $50-$90/m² | 150-400m² | $10,000-$35,000 |
| Office with extensive fit-out (joinery, kitchenette, server rooms) | $90-$140/m² | 200-600m² | $25,000-$75,000 |
| Retail tenancy (shop fit-out, signage, fixtures) | $70-$130/m² | 80-300m² | $8,000-$40,000 |
| Restaurant/hospitality (commercial kitchen, exhaust, grease traps) | $120-$180/m² | 100-400m² | $20,000-$70,000 |
| Warehouse/industrial (racking, mezzanines, heavy equipment) | $40-$80/m² | 500-1,500m² | $30,000-$120,000 |
| Medical/dental (specialist services, lead-lined rooms) | $130-$180/m² | 80-250m² | $15,000-$45,000 |
These figures include labour, waste removal, and standard disposal. Total cost ranges reflect typical project costs, which include fixed mobilisation, access, and compliance costs that do not scale linearly with floor area. They do not include asbestos removal (quoted separately), hazardous waste disposal beyond standard materials, or any remediation work.
What’s Included in a Commercial Strip Out
A strip out removes everything that isn’t structural. That means:
- Internal partition walls (plasterboard, glass, timber)
- Suspended ceiling tiles and grid systems
- All floor coverings (carpet, vinyl, tiles) and adhesives
- Joinery, cabinetry, and fixed furniture
- Electrical fit-off (lights, switches, data cabling down to the distribution board)
- Plumbing fixtures and fittings
- HVAC ductwork and split system units (to the main riser or external plant)
- Signage, branding, and shopfront modifications
- Any tenant-installed structures (mezzanines, raised floors, reception desks)
The goal is returning the space to “base building” condition, which is what most commercial leases require at end of term. If you’re also considering residential work alongside a commercial project, our estimate page covers home builds and additions.
What Pushes Strip Out Costs Higher
Asbestos
This is the single biggest cost variable for strip outs in the Illawarra. Under SafeWork NSW regulations, any workplace built before 31 December 2003 must have an asbestos register. Before a strip out begins, the duty holder must check the register (or, if none exists, arrange a competent-person inspection) to identify whether asbestos-containing materials are present. Much of Wollongong’s commercial stock along Crown Street, Keira Street, and the industrial areas around Port Kembla pre-dates the 1980s, and asbestos is commonly found in:
- Ceiling tiles and backing boards
- Vinyl floor tiles and adhesives
- Electrical switchboard backing
- Fire-rated partitions
- Pipe lagging in ceilings and risers
Licensed asbestos removal adds significant cost on top of the standard strip out price. The exact premium depends on the type and quantity of asbestos, accessibility, and whether it’s friable or bonded. An asbestos assessment and management plan must be in place before licensed removal work begins.
Access constraints
CBD strip outs in Wollongong (Crown Street mall, Keira Street, Market Street) face loading zone restrictions, limited skip bin placement, and after-hours-only work requirements from council and building management. These constraints can add materially to the base cost through overtime labour rates and staged waste removal.
Hazardous materials beyond asbestos
Lead paint, synthetic mineral fibre (SMF) in older ceiling systems, and PCBs in old light fittings all require specialist handling and disposal. Each adds cost and time.
Services disconnection
If main services (gas, high-voltage electrical, fire systems) need formal disconnection by the utility provider or a specialist contractor before strip out can begin, allow 2-4 weeks lead time. Disconnection fees vary depending on the service and provider. Fire system isolation in multi-tenancy buildings is particularly time-sensitive: the building’s fire engineer and management company need to sign off on the isolation plan before work can proceed, which adds coordination time.
Make-good scope disputes
End-of-lease strip outs often involve negotiation with the landlord about exactly what “base building” means. If the lease is ambiguous, or if the landlord’s expectations exceed what the lease requires, the scope (and cost) can expand significantly. Get a building condition report done before you sign the lease, and definitely before you start the strip out.
Planning a commercial strip out? Get in touch and we’ll arrange a site inspection to scope the job properly.
When a Strip Out Makes Sense (vs Full Demolition)
A strip out is the right call when:
- You’re ending a commercial lease and need to return the space to base building condition
- A new tenant is taking over and needs a blank canvas for their fit-out
- You’re refurbishing an existing commercial space (keeping the structure, replacing the fit-out)
- The building shell is sound but the internal layout no longer works
Full demolition is better when:
- The building structure is compromised or non-compliant
- A complete redevelopment is planned (residential conversion, new build)
- The cost of structural remediation exceeds the building’s value
- Heritage constraints make internal modification impractical
Our position: We’ve seen too many property owners default to full demolition when a strip out and refit would cost significantly less and take a fraction of the time. If the bones of the building are good, strip it and start fresh inside. We’ll tell you honestly which path makes sense for your situation. See how this plays out in our completed projects.
The Strip Out Process (What to Expect)
1. Site inspection and scope (1-2 days)
We inspect the space, review the lease make-good requirements, identify hazardous materials risk, and document the current condition. This visit produces a fixed-price quote.
2. Asbestos assessment (if required, 3-5 days)
For buildings constructed before 31 December 2003 (or where no asbestos register exists), a competent person inspects and, where suspect materials are found, samples are taken and analysed. No strip out work begins until the assessment is complete and a management plan is in place for any identified asbestos.
3. Services disconnection (1-4 weeks lead time)
Gas, electrical, fire, and security services are formally disconnected or isolated by qualified tradespeople.
4. Strip out works (1-4 weeks depending on size)
The physical removal happens in a logical sequence: hazardous materials first, then ceiling and services, then walls and partitions, then floor coverings. Waste is sorted on-site for recycling where possible.
5. Clean and handover (1-2 days)
The space is broom-cleaned, inspected, and handed over to the landlord or next contractor. We provide waste disposal certificates and asbestos clearance certificates where applicable.
Need a quote for your commercial space? Contact us and we’ll inspect the site and provide a detailed scope and price.
Wollongong-Specific Considerations
Council waste requirements
Wollongong City Council requires commercial demolition waste to be disposed of at licensed facilities. Skip bins on public roads require a council permit (fees vary; check Wollongong City Council’s current schedule). Waste from strip outs must be separated into categories: general construction waste, asbestos (double-bagged and labelled), metals (recycled), and hazardous waste.
Industrial areas
Strip outs in the Port Kembla and Unanderra industrial precinct often involve heavier materials (steel racking, concrete mezzanines, industrial equipment bases) that need specialist cutting and crane removal. These jobs sit at the higher end of the cost range.
Heritage buildings
Some commercial buildings in Wollongong (particularly along Crown Street and around the harbour precinct) have heritage significance. Strip out work inside heritage buildings may require archaeological monitoring, careful documentation, and retention of specific features. Council approval is typically required even for internal work.
What Strip Out Costs Look Like Across the Illawarra
Not every Wollongong location costs the same to strip out. Here’s how location affects pricing:
Wollongong CBD (Crown Street, Keira Street, Market Street): Expect to pay more than suburban rates due to access constraints. After-hours work is common because of building management and council noise restrictions. Skip bin access is limited, meaning staged waste removal by smaller vehicles, which adds time and cost.
Port Kembla and Unanderra industrial precinct: Strip out costs per square metre are lower here because access is easier and there are fewer restrictions on working hours or skip placement. However, the spaces are larger and often contain heavier materials (steel racking, concrete mezzanines), so total project costs tend to be higher.
Suburban retail (Corrimal, Figtree, Dapto, Shellharbour): Generally the most straightforward and cost-effective strip outs. Good access, standard materials, fewer council constraints. These jobs typically sit at the lower end of the cost-per-square-metre range.
Coastal and harbour precinct: Heritage considerations can add both cost and time. Even internal strip out work in heritage-listed buildings may require council approval, photographic documentation, and retention of specific features like original joinery or pressed metal ceilings. Note that heritage constraints can also restrict full demolition, so neither path is automatically simpler on a heritage site.
FAQs
How long does a commercial strip out take?
A standard 200-400m² office strip out takes 5-10 working days. Larger spaces (500m²+) or those with asbestos take 2-4 weeks. Add 2-4 weeks lead time for asbestos assessment and services disconnection where required. The biggest time variable isn’t the strip out itself; it’s the preparation. If your building pre-dates 2004 and no asbestos register exists, the required inspection and assessment alone can add 3-5 working days before any demolition work starts.
Do I need council approval for a strip out?
Generally, no. Internal strip outs that don’t alter the building structure or external appearance don’t require a DA or CDC. The exception is heritage-listed buildings, where even internal changes may need consent. If you’re removing structural elements (load-bearing walls, mezzanines fixed to the building frame), you’ll need engineering sign-off and potentially a CDC.
Who is responsible for a strip out at end of lease?
The tenant, unless the lease says otherwise. Most commercial leases include a “make good” clause requiring the tenant to return the space to base building condition (or an agreed condition) at lease end. Review your lease early, ideally 6-12 months before expiry, so you have time to get quotes and plan the work without rushing. The landlord can hold your bank guarantee until the make-good is complete, so delays in starting the strip out can mean delays in getting your money back.
Can I do a partial strip out?
Yes. If you’re refurbishing rather than vacating, you can strip specific areas while leaving others intact. This is common when updating a reception area, converting meeting rooms, or replacing a commercial kitchen. Partial strip outs cost more per square metre than full strip outs because of the protection and careful work required around retained areas. The same principle applies to residential work like home extensions, where selective demolition is common.
What happens to the waste?
All waste is sorted and disposed of at licensed facilities. Metals are recycled. Clean timber and plasterboard go to recycling where possible. Asbestos goes to a licensed asbestos disposal facility with tracking documentation. We provide waste disposal certificates for your records and your landlord.
Next Steps
If you’re planning a commercial strip out in the Illawarra, whether it’s an end-of-lease make-good, a pre-fit-out demolition, or a refurbishment clear-out, the first step is a site visit to scope the job properly.
Contact us to arrange a site inspection. We’ll give you a fixed-price quote based on exactly what needs to come out, not a vague per-square-metre guess.