Professional services and management consulting firm Turner & Townsend has highlighted that a combination of a rise in demand for premium, highly amenitised Grade A office space and a shortfall in supply in many markets is driving increases in fit-out costs across global cities.

The Global Office Fit-Out Cost Guide 2026 report, published by the company, analysed 58 cities worldwide and has revealed how workplace expectations are evolving, with organisations investing in higher quality, more flexible and technology-enabled environments.

While the report focuses on African cities such as Nairobi in Kenya, Lagos in Nigeria and Johannesburg in South Africa, broader real estate evidence shows that similar trends, including a “flight to quality” and an increased focus on environmental, social and governance and modern office design, are increasingly evident across major African markets.

The report notes that organisations are designing office space that integrates technology into the fabric of the workplace, thereby increasing the complexity of fit-out delivery, and some African markets are currently being tailored to accommodate virtual working environments, including enhanced IT/AV technology and soundproofing.

Further, the report highlights that African fit-out markets rely on imported materials and specialist equipment and remain exposed to currency fluctuations and additional cost pressures.

Lagos ranks as Africa’s most expensive fit-out market, with high-specification office fit-out costs reaching about $2 718/m².

Unlike many global cities, land and office stock availability are generally not major constraints across African markets, although pockets of tightening supply are emerging in high-demand locations such as Johannesburg, where high-specification office fit-out costs average about $2 026/m².

Across the continent, occupier demand remains relatively subdued and oversupply persists in many markets, with demand largely concentrated in well-located, higher-grade buildings where location and security are key considerations.

“We are seeing the same global shifts in occupier expectations reflected across Africa’s office markets. Organisations are placing greater emphasis on high-quality, amenity-rich spaces that support collaboration, well-being and performance.

“At the same time, the need to balance cost with long-term value is becoming increasingly important, particularly as projects become more complex and expectations continue to rise. For occupiers across Africa, early engagement, clear strategic planning and a strong focus on value will be critical to navigating these decisions effectively,” says Turner & Townsend Africa real estate head Wendy Cerutti.

Outside of Africa, the report also highlights that New York has regained its position as the world’s most expensive fit-out market, with average fit-out costs increasing by 4% to $5 886/m² amid strong demand, with a limited pool of first-rate contractors and constrained inventory.

Demand for amenity-rich, AI-driven office space from technology companies has also pushed other US cities such as San Francisco and Los Angeles into the fourth and sixth most expensive markets globally, while Miami recorded an 11% increase in fit-out costs to $4 323/m².

Irish-capital Dublin climbed ten places in the rankings after higher-specification fit-out costs surged 12% to $3 878/m², supported by strong demand across multiple sectors and the city’s established economic position. Meanwhile, in the UK, London remained the world’s second most expensive fit-out market at $5 872/m² despite a 1% decline in costs, compared with Edinburgh and Glasgow at $3 859/m² and Manchester at $3 666/m², while rising international investment and demand for Grade A office space in Asian markets such as Tokyo pushed premium fit-out costs up to $4 814/m².

Across regions, markets will continue to be characterised by more subdued occupier demand and an oversupply of space, with demand being concentrated in well-located, higher-grade buildings, with location and security playing a key role in occupier decision-making, Cerruti says.