Speculative Office Fitout
Spec fitouts that attract tenants and boost property value
Draw in ready-to-move prospective tenants with flexible and thoughtfully designed spec suites.
Contact Sphere
Financially attractive options
Quickly capture the interest of potential tenants
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Improve your lease terms
Reduce your vacancy rate and lease properties faster
Melbourne’s property market is highly competitive and new tenants can be hard to come by.
Spec fitouts provide landlords with a valuable advantage to improve lease terms. From eye-catching reception areas that create a strong first impression to practical, adaptable office layouts, our designs are crafted to the spec suite market to attract prospective tenants and ensure your property achieves higher rent.
Spec suites not only elevate the aesthetic appeal of your space but also enhance its functionality, making it adaptable to a wide range of tenant needs and industries.
Whether you’re a property owner looking for a spec fitout to transform an empty shell into a tenancy catering to diverse business needs, or undertake a targeted refurbishment to modernise and revitalise your property, our team is dedicated to crafting environments that embody quality, functionality, and adaptability.
By staying ahead of market trends, we ensure your spec suites remain relevant and desirable in Melbourne’s fast-paced property market. Let us help you unlock the full potential of your property.
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We’ll work with any business in any industry
Our services
Explore our range of design and build services. At your consultation, we’ll discuss your ideas and objectives and plan the best path forward.
Commercial fitouts
Give us a blank space (or let us create one), and we’ll transform it into your perfect workspace or venue for guests.
Design & construct
Sphere will assess, design, and build your space, seamlessly handling every detail from start to finish.
Workplace refurbishments
Renovate your existing site and optimise every square metre for function and aesthetics.
Defits & strip outs
Exactly what it says on the tin: when your lease is up, we’ll make good before you leave.
Workplace consultancy
Our workplace consultants bring your culture to life, activating a space that screams you.
Ready to get started?
We help landlords reduce time expended to lease and improve rental abatement terms for tenants
Book your consultation
We’ll happily collaborate with your design team or alternatively our internal office fitout design team can help you determine the right solution for your tenancy
We’ll draw up a test fit and finalise the budget
Following your consultation, we’ll align budgets, finishes, and functionality and present a draft test fit. We’ll cover all the essential details, from additional power points, meeting rooms and other spec suite essentials to confirm the specific needs of your speculative fitout.
Approve your office space
Once we agree on the details of your fit out, We'll confirm the build time frames, stamp your plans, and hand over to the construction team to schedule in a start date
Fitout process begins
Our construction team takes charge. From securing permit approvals to the final handover, we oversee every detail to ensure a smooth and efficient process
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See what we can do
Read our case studies
If you really want to see what we can do, scroll through some of our in-depth case studies.
Take the first step
Let’s talk—virtually or in person—about how we can solve your challenges and deliver the results you need.
The most important words on this page
Our clients have been gracious enough to write us a few words of recommendation.
Why work with Sphere?
The higher the standards your clients expect, the more precise and dedicated you are to exceeding them, we have that in common.
Sustainable office design
We incorporate sustainable materials and energy-efficient features into every design, ensuring a greener future for Melbourne’s commercial space
We help landlords obtain attractive lease terms
Our 3D concepts let you visualize your new office space. Collaborate with us to refine the design until it’s perfect
Spec fit outs to meet the market
We design offices that support hybrid work models, integrating technology and flexible layouts for modern teams
Speculative suites designed to reduce your vacancy rates
An expertly designed office doesn’t just attract top clients—it also motivates your team, helping your agency become an industry leader
FAQs
You’re always welcome to call us if you have any more questions in mind.
What are spec fitouts and why should landlords consider them?
A speculative fit-out, or spec fit-out, involves transforming a vacant office space into a fully designed, move-in-ready environment before securing a tenant. This strategy allows landlords to showcase the space’s potential, giving prospective tenants a clear and immediate vision of how it could meet their business needs.
What sets Sphere apart in spec fitouts?
We leverage AI and predictive analytics to understand exactly what tenants in your target market want.
- Data-driven design: We craft spaces that align with the needs of modern businesses by leveraging insights from industry trends, tenant preferences, and market demands.
- Optimised layouts: Our AI tools drive office layout design, enhancing functionality while boosting tenant appeal
- Smarter material selection: Predictive analytics allow us to choose finishes and features that align with tenant desires and current leasing trends, increasing your property’s attractiveness.
This forward thinking approach ensures every spec fit out we deliver is not only visually appealing but strategically designed to lease faster and drive better returns for landlords.
What are the benefits of spec suites for landlords?
This comes down to three key factors, each highly appealing to landlords aiming to reduce vacancy rates and increase their building's value for shareholders:
Accelerate leasing timelines: A fully fitted space reduces the decision making time for tenants, enabling you to lease your property faster and minimize vacancy periods.
Stay ahead of the competition: Spec fit outs provide a polished, professional look that outshines vacant, unfurnished spaces, giving your property a competitive edge in the market.
Higher rental yield potential: Move-in ready offices often justify premium rental rates, as tenants appreciate the convenience and value of not needing to organise their own fit-out with their own contractor.
Are spec suites a good option for tenants?
Spec suites are an excellent option for tenants seeking a hassle-free, cost-effective, and move-in-ready workspace. Designed to save time and eliminate the need for a lengthy fit-out process, these pre-fitted offices provide a polished, professional environment tailored to modern business needs.
Tenants can avoid the upfront costs of custom designs, benefit from high-quality finishes, ergonomic layouts, and collaborative zones, and enjoy the flexibility ideal for growing businesses. With sustainable materials and energy-efficient systems often integrated, spec suites also align with environmentally conscious values.
At Sphere, our spec suites go a step further, leveraging AI and predictive analytics to ensure spaces meet tenant preferences, offering a future-ready, versatile, and productive workspace that reflects your brand’s professionalism and helps your business thrive.
You’ll gain the ability to negotiate more favorable leasing terms, such as shorter lease durations, rent-free periods, or discounts—valuable benefits that can significantly support your business’s cash flow.
What's included in speculative office fit outs?
These fit outs typically include:
- Front-of-house premium furniture: High-quality reception desks, seating, and décor that establish a professional and welcoming atmosphere.
- Neutral finishes: Versatile colour palettes and high-quality materials, like stone benchtops and timber flooring, designed to attract and suit a diverse range of businesses.
- Architectural features: Office partitions, modern suspended ceilings, and feature lighting to enhance aesthetic.
- Essential amenities: Fully fitted reception areas, office kitchens, breakout zones, and at least one meeting or boardroom, depending on the office size
Upon moving in, tenants are generally responsible for:
- Personalisation: Adding vinyl graphics, artwork, and branding elements like logos and signage to align the space with their corporate identity.
- IT Infrastructure: Installing power and data points for workstations, as well as connecting NBN, fibre, or Starlink internet services to the tenancy.
This collaborative approach enables landlords to deliver a functional, attractive workspace while giving tenants the freedom to customise the finer details and operational features to suit their specific needs.
Our latest guides and articles
If you’d like to learn more about what we make possible, have a look through our latest blogs.
Our accreditations and partnerships
Contact us
If you’d like to get in touch, feel free to leave us a message, give us a call, or drop by our South Yarra offices, just outside of Melbourne’s CBD.
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