Johannesburg

Johannesburg’s commercial occupier fit-out market remains somewhat subdued, with a general oversupply of space, similar to other major African markets. Average medium-specification office fit-out costs in 2026 are R25,318 per m2 – at the lower end of the index – with inexpensive labour a factor in keeping costs down.

Demand is concentrated in well-located, higher-grade buildings, especially in areas like Sandton, Rosebank and Waterfall City. Security remains a focus for clients. As premium property is available in many areas, and clients are often happy to relocate, safety and security becomes a defining factor in decision-making.

Major multinational firms and the financial and data-centre sectors are key drivers of fit-out demand. However, unlike some other regions, fit outs are often still traditional in their focus on desk density, with many African portfolios used for non-client-facing space such as call centres and administration. Consequently, the priority is on MEP equipment and elements to support virtual working in a busy space, such as sound-proofing and air conditioning.

One of the key challenges is global volatility – with the impact of currency fluctuations keenly felt in costs. However, South African construction remains relatively insulated from the impact of US tariffs, with even global firms tending to use local materials where possible.