Scope About Our Promise Team Process Leasing Portfolio Pricing Programme Contact
Proposal for Abacus

452 Johnston Street
Abbotsford

A considered, market-ready speculative suite designed to stand out in the Abbotsford leasing market.

Location
Ground Floor
Floor Area
656 sqm
Project Type
Spec Suite
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Dear Aaron,

Thank you for the opportunity to present our proposal for the speculative suite fitout at Ground Floor, 452 Johnston Street, Abbotsford.

Concept is committed to working alongside Ork Designs to ensure clarity, precision, and long-term value at every stage of this project. We understand the importance of transforming underutilised flex space into a compelling, market-ready offering that positions Abacus strongly within the Abbotsford leasing market.

Our approach centres on retaining the original design intent while providing well-considered cost saving options that strengthen Abacus’s incentive offerings on future leasing deals. Every recommendation we make is grounded in practical delivery expertise, ensuring design quality is never compromised in the pursuit of efficiency.

With a structured, transparent process and a team that controls programme from start to finish, we are confident in delivering a high-quality product, on time, and within a competitive budget. We look forward to a strong collaboration that delivers a positive outcome for all stakeholders.

William Seabourne
NSW Director — Concept Commercial Interiors
Project Scope

Flex Space to Spec Suite

In response to the Neoscape Principal’s Project Requirements (PPR) dated 11 March 2026, Concept acknowledges the following scope of work for Ground Floor, 452 Johnston Street, Abbotsford.

Spec Suite Conversion

Light refurbishment to convert an existing flex (coworking-type) space into a single speculative suite. Includes demolition of several flex rooms to create open workspace and reconfiguration of the entry with a new waiting area.

Entry & Waiting Area

Reconfiguration of the main entry point, including shifting the entry door and creation of a new waiting area to establish a professional first impression for prospective tenants.

Furniture & Fitout

A mix of new and reallocated furniture within the asset, coordinated with the Ork Designs furniture schedule to deliver a market-ready workspace that supports flexible tenancy configurations.

BMO & Flex Tenant Office

Separate to the spec suite scope, minor modifications to convert 2 existing meeting rooms into a Building Management Office (BMO) and office for a small flex tenant. This work is programmed first to enable tenant relocation.

Cost Option (Below the Line)

Ceiling/lid to the 16-person boardroom and associated services, priced separately for Abacus’s consideration.

Design: Ork  ·  Services: Aston  ·  RBS: McKenzie  ·  Project Manager: Neoscape

Contract Document Register — Priced On

This proposal is a fixed-price lump sum based on the following documents issued under Neoscape Tender Addendum 06 (11 March 2026). All pricing is inclusive of the scope described within these documents.

Author Discipline Document Rev
OrkArchitectConstruction PackageC3
OrkArchitectFinishes ScheduleC2
OrkArchitectFurniture ScheduleC2
OrkArchitectGeneral Arrangement PlanC2
OrkArchitectReflected Ceiling Plan (RCP)–
OrkArchitectSketch Plan – Option 1–
AstonServicesElectrical – E00, E10, E20, ESPECB–D
AstonServicesFire – F00, F10, FSPECB–D
AstonServicesMechanical – M00, M01, M10, MSPECC–D
NeoscapeProject ManagerPrincipal’s Project Requirements (PPR)1
NeoscapeProject ManagerTender Addendum 06–
McKenzieRBSBuilding Surveyor Checklist01
What We Heard

Your Priorities

We listened carefully during our briefing. Here is what we understand matters most to Abacus on this project.

Transform Flex Space to Spec Suite

Transform underutilised flex space into a compelling speculative suite market offering to the Abbotsford area. The end product must be a leading proposition that attracts quality tenants and supports strong leasing outcomes.

Design & Budget Alignment

Ensure that design remains in line with a competitive budget so that design intent is retained throughout the project. Every dollar invested must contribute to the quality and appeal of the finished space.

Value Engineering

Concept to provide cost saving options that reduce costs where possible, boosting incentive offerings on leasing deals without diluting the Ork Designs intent.

Programme & Delivery Speed

Deliver the project efficiently and bring it to market as soon as possible, ensuring top-level workmanship and a quality product throughout.

About Concept

Australia’s Leading
Design & Build Fitout Company

For over 48 years, Concept Commercial Interiors has delivered exceptional workplace fitouts across Australia. With 240+ in-house trades and a team of 65+, we offer the certainty, quality, and speed that traditional procurement simply cannot match.

65+
Team Members
48+
Years Experience
240+
In-House Trades
2,000+
Projects Delivered
98%
On-Time Delivery

Concept delivered our project on time, on budget, and to a standard that exceeded our expectations. Their in-house team made the entire process seamless from start to finish.

9.4/10 Average Customer Satisfaction

CBRE JLL Cushman & Wakefield Colliers Savills Dexus Charter Hall Vicinity Centres Growthpoint Pitcher Partners RSM BDO CBRE JLL Cushman & Wakefield Colliers Savills Dexus Charter Hall Vicinity Centres Growthpoint Pitcher Partners RSM BDO
Our Promise

Four Guarantees That
Protect Your Investment

Lifetime Guarantee

A lifetime defect guarantee on all work we deliver. We stand behind the quality of every fitout, giving you confidence long after handover.

Fixed Price

One fixed price for the entire project. No variations, no surprises, no blowouts. You know exactly what you are investing from day one.

Guaranteed Date

98% of our projects are delivered on time or early, thanks to 240+ in-house trades. No subcontractor delays, no excuses.

48-Hour Assessment

A complete space plan and indicative budget within 48 hours of your brief. Speed of response matched with depth of analysis.

Delivery Process

A Proven Path to
Market-Ready Delivery

Our structured process ensures clarity at every stage, from initial brief through to handover and beyond.

01

Brief & Assess

Detailed review of the Ork Designs documentation, site conditions, and project objectives. We align on scope, budget parameters, and programme expectations.

02

Design Collaboration

Working alongside Ork Designs to refine specifications, identify value engineering opportunities, and confirm material selections that protect design intent.

03

Pre-Construction

Procurement, trade scheduling, and site preparation. Our in-house team locks in programme certainty before a single tool hits site.

04

Build

240+ in-house trades deliver the fitout with precision and accountability. Weekly progress reporting keeps all stakeholders informed throughout.

05

Handover

Thorough quality inspection, defect-free handover, and a market-ready suite prepared for leasing activity and tenant inspections.

Your Team

Dedicated Professionals

A handpicked team of specialists assigned exclusively to deliver the 452 Johnston Street project for Abacus.

William Seabourne
William Seabourne
NSW Director
Over twenty years of industry expertise. Known for his strategic, client-focused approach, Will ensures tailored solutions that deliver meaningful results.
Johnny O'Kane
Johnny O’Kane
Project Director
Genuinely collaborative with a deep background in property and construction. Johnny goes the extra distance for clients, ensuring a cohesive final product.
Xanthia Ireson
Xanthia Ireson
Design
A dynamic blend of curiosity and creativity. Xanthia ensures solutions are innovative, compliant, inclusive, and tailored to each unique project context.
Gerard Butler
Gerard Butler
Project Delivery
Experienced project delivery professional ensuring seamless execution from pre-construction through to handover.
Joao Souza Junior
Joao Souza Junior
Project Delivery
Dedicated to quality and programme certainty, Joao brings meticulous attention to detail across every phase of delivery.
Teresa Fulton Young
Teresa Fulton Young
Project Delivery
A trusted delivery professional who ensures seamless coordination between design, trades, and stakeholders throughout the build.
Ben Dudenas
Ben Dudenas
Project Delivery
25 years in the commercial furniture industry. Known for precision and commitment, Ben guides projects meticulously from concept through to completion.
Jessica Spargo
Jessica Spargo
Finance
A Chartered Accountant who brings meticulous financial expertise to every project, ensuring precision and transparency across all budgetary matters.
Leasing Partnership

Supporting Your Leasing Strategy

Beyond delivery, Concept actively supports the leasing process to ensure spec suites attract quality tenants and achieve strong commercial outcomes.

Market-Ready Presentation

Every detail is considered through a leasing lens. The finished suite is designed to photograph well, inspect well, and compete strongly in the Abbotsford market.

Tenant Flexibility

Specifications are selected to appeal to the broadest range of tenants while maintaining a premium positioning that supports asking rents.

Value Engineering for ROI

Cost saving options are identified specifically to boost the incentive pool available for leasing deals, maximising return on the landlord investment.

Speed to Market

Our in-house delivery model compresses programme timelines, bringing the suite to market faster and reducing holding costs for Abacus.

Relevant Experience

Spec Suite Portfolio

A selection of recent speculative suite and commercial projects demonstrating our capability in this space.

Growthpoint Spec Suites
Spec Suite
Growthpoint Spec Suites
Mulgrave · 2,058 sqm · $798/sqm
 Professional Services Workplace, IBM Tower
Office, Commercial
Professional Services Workplace
IBM Tower, Southbank · 368 sqm · $1,400/sqm
 Flinders Lane Spec Suites
Spec Suite, Commercial
Flinders Lane Spec Suites
Melbourne · 638 sqm · $1,600/sqm
Pricing

Fixed Price Lump Sum

The following is Concept’s fully priced fixed-price lump sum offer, based on the contract documents listed under the Neoscape Tender Addendum 06 document register. No provisional sums or contingencies — this is the price to deliver.

Reference L111  ·  Issued 23 March 2026  ·  Valid 14 days

# Trade Package Amount (ex GST)
01 Building Permit
Drawings, surveying, application, lodgement, council fees, final inspection certification, asset protection insurance		 $5,660.00
02 Ceilings, Partitions & Doors
A-Type & B-Type walls, 300mm bulkhead to boardroom, aluminium glass sliding doors with D-pull handles, 32m² solid plaster ceiling		 $27,307.53
03 Demolition
Remove plaster & glass partitions, doors, fixed joinery, carpet removal & stacking for relaying		 $21,816.09
04 Electrical Services
Disconnect & make safe, socket outlets, Cat 6a data points, patch panel, RCBO, COES, testing & commissioning		 $23,660.76
05 Fire & Life Safety Devices
4 new sprinkler heads (rough in & fit off), 1 speaker, 1 smoke detector		 $7,865.00
06 Floor Finishes
Install FF1 tiles, relocate EX2 tiles from FOH meeting rooms, black PVC dim strip to polished concrete		 $2,689.50
07 Floor Leveling & Grinding
Slab grinding where necessary		 $1,165.90
08 Furniture Re-Assembly
Remove items for build works, reattend to relocate & position furniture per proposed plans		 $13,535.00
09 Lighting
PL1 – Home of Lights Laverd Collection Bar Light, relocate 2 sensors		 $8,318.33
10 Loose Furniture
Co-op tables (2400W & 2100W D-End), Sparki power boxes, umbilicals, Cosmopolitan round table, installation		 $19,843.73
11 Mechanical Services
NEBB certified works, boardroom PAC, open office water cooled PAC, plumber labour, BMS (Alerton), ductwork & grills		 $156,737.50
12 Painting & Decorating
Patch & paint all necessary walls, two coats Dulux		 $10,159.56
13 Preliminaries
Coordination, surveying, site establishment, OH&S, insurances, temporary services, amenities, cleaning, plant hire		 $28,182.01
Total (ex GST) $326,940.91
GST (10%) $32,694.09
Total (inc GST) $359,635.00
Optional Items — Not Included in Total
# Description Amount (ex GST)
29.1 Supply & install 2 off aluminium glass swing doors to suit existing mullion positions $25,125.00
29.2 Extend boardroom solid partition to slab above $5,250.00
29.3 Engineered post structure to slab above $5,700.00
29.4 Lighting – Plug Base installation $1,800.00
29.5 Lighting – 1 Gang Iconic Switch supply & install $4,590.00
29.6 Supply of DL1 – TBC PC Sum $1,875.00
29.7 Open Office Water Cooled PAC-G.1.2 – ductwork, grills & installation hardware $27,300.00
29.8 BMS (Alerton) – Open Office Water Cooled PAC 1 x PAC-G.1.2 $12,000.00
29.9 Plumber Labour – Open Office Water Cooled PAC-G.1.2 $18,375.00
29.10 BMS (Alerton) – 3 x Energy Meters (power meters by electrical contractor) $6,237.50
Options Total (ex GST) $108,252.50

General Exclusions

  • – Works outside the defined scope or unapproved variations
  • – Repair of hidden damage (water ingress, pest, asbestos)
  • – Make good of inter-tenancy walls, shared services, or tenancy metering
  • – Fire services (hose reels, hydrants, extinguishers) unless stated
  • – Major structural or sub-floor works including slab repair & waterproofing
  • – Upgrades required by new building regulations unless quoted
  • – Base building services alterations beyond removal scope
  • – Specialist cleaning or hazardous material disposal unless noted
  • – Latent conditions or delays caused by third parties
  • – Liquidated damages, penalty clauses, or holdbacks unless agreed

All prices in Australian dollars. Fixed-price lump sum — no provisional sums. Valid 14 days from issue. Ref: AFS-L111.

Programme

Indicative Programme

A 45-day delivery programme from commencement through to CFI handover, with BMO modification works sequenced first to enable tenant relocation before commencing the spec suite conversion.

# Task Start End Days
Pre-Construction 27/03 25/05 42
1.1Design documentation finalised27/0302/045
1.2Construction drawings completed03/0409/045
1.3Client approval & Owners’ Consent13/0413/041
1.4LOA signed14/0414/041
1.5Building permit obtained15/0415/041
1.6Contract signed15/0417/043
1.7Procurement15/0421/045
Construction 16/04 25/05 28
1.8.1Site establishment16/0416/041
1.8.2Mechanical pre-read16/0416/041
1.8.3Isolations & make safe17/0417/041
1.8.4Modification to Building Management Office17/0422/044
1.8.5Demolition23/0429/045
1.8.6Set out / Framing30/0404/053
1.8.7Electrical rough-in04/0506/053
1.8.8Mechanical rough-in05/0507/053
1.8.9Plumbing rough-in06/0506/051
1.8.10Sheet walls07/0511/053
1.8.11Painting12/0513/052
1.8.12Flooring installation14/0518/053
1.8.13Acoustic panel installation19/0519/051
1.8.14Furniture delivery20/0520/051
1.8.15Furniture installation & placement21/0521/051
1.8.16Services fit-off & commissioning22/0525/052
Completion 26/05 28/05 3
1.2Final clean26/0526/051
1.3Building Surveyor inspection27/0527/051
1.4CFI — Handover Date28 May 2026
Download Full Programme (PDF)

Programme considers BMO modification works first to enable tenant relocation before commencing spec suite conversion, as required by the PPR.

Get in Touch

Let’s Build Together

We are ready to move forward on 452 Johnston Street. Reach out to your dedicated Concept team to discuss next steps.

William Seabourne
NSW Director
Johnny O’Kane
Project Director

Level 10, 140 Bourke Street, Melbourne VIC 3000

03 9650 8494  |  conceptci.com.au