Transforming flex space into a compelling, market-ready speculative suite offering for the Abbotsford precinct — delivered with precision, value, and speed.
Dear Aaron,
Thank you for the opportunity to present our proposal for the 452 Johnston Street Spec Suite fitout. We appreciate Abacus's confidence in engaging Concept to collaborate alongside Ork Designs on this important project.
We understand that the core objective here is clear: transform underutilised flex space into a market-leading speculative suite that positions 452 Johnston Street as a standout offering in the Abbotsford precinct. We also recognise that achieving this requires a careful balance — retaining the design intent established by Ork while maintaining a competitive budget that strengthens your leasing position.
Concept is committed to working as a unified team with Ork Designs, bringing our delivery expertise into alignment with their design vision. At every stage, we will explore well-considered value engineering options that reduce costs without diluting the quality or character of the original design. This is not about cutting corners — it is about making smarter decisions that enhance Abacus's return.
With our 240+ in-house trades and a proven track record in spec suite delivery across Melbourne, we are well placed to deliver this project efficiently, bringing it to market as quickly as possible whilst ensuring the workmanship reflects a premium product.
We look forward to delivering a positive result for Abacus.
Every decision we make on this project is guided by the objectives you have shared with us.
Transform underutilised flex space into a compelling speculative suite market offering to the Abbotsford area — a standout product that attracts quality tenants.
Ensure that design remains in line with a competitive budget so that the original Ork design intent is retained while keeping the project commercially viable.
Concept to provide cost saving options to reduce costs where possible, boosting the incentive offerings on leasing deals without compromising quality.
Ensure the project is delivered efficiently and brought to market as soon as possible, whilst maintaining top-level workmanship and a quality end product.
Concept Commercial Interiors is Australia's leading design and build commercial fitout company. With over 48 years of industry experience and more than 2,000 projects delivered, we bring an unmatched depth of expertise to every engagement.
Our model is unique — with 240+ in-house trades across carpentry, joinery, electrical, mechanical, plumbing, and more, we control the full delivery process. This means faster programmes, tighter quality control, and the certainty that comes from dealing with a single, accountable team.
For spec suite projects specifically, our integrated approach means we can move quickly from design coordination to construction, compressing timelines and bringing your asset to market sooner. Our experience across Melbourne's commercial landscape — from boutique suites to large-scale repositioning programmes — gives us the insight to deliver spaces that tenants want.
Concept's ability to deliver on time and on budget, while maintaining exceptional quality, has made them our go-to partner for speculative suite programmes across our portfolio.
— Property Director, National Asset Manager
Four commitments that underpin every project we deliver.
We stand behind every project with a lifetime defect guarantee on all workmanship — your assurance of enduring quality.
A single fixed price with no hidden costs or blowouts. Complete budget certainty from day one.
98% of our projects are delivered on time or early, thanks to 240+ in-house trades under one roof.
A complete space plan and indicative budget within 48 hours of receiving your brief.
A structured approach ensuring clarity and confidence at every stage.
Review the PPR, Ork design documentation, and site conditions. Confirm scope, identify risks, and establish a clear project baseline.
Collaborate with Ork Designs to refine documentation, identify value engineering opportunities, and ensure buildability.
Finalise trade procurement, prepare construction methodology, secure permits, and complete dilapidation reports.
In-house trades execute works with fortnightly look-ahead programmes, daily clean-ups, and proactive stakeholder communication.
Comprehensive commissioning, defect-free completion, compliance documentation, and a market-ready speculative suite.
Experienced professionals committed to delivering a successful outcome for Abacus.
Over twenty years of industry expertise. Known for his strategic, client-focused approach, Will takes the time to understand each client's unique needs and objectives.
Genuinely collaborative, Johnny has always been in property — from sales and leasing to construction. He goes the extra distance to ensure a cohesive space is created.
Xanthia approaches her work with a dynamic blend of curiosity and creativity, ensuring solutions are innovative and tailored to each unique context.
Experienced project delivery professional ensuring seamless coordination from pre-construction through to handover.
Dedicated to ensuring quality outcomes through meticulous site management and coordination of in-house trades.
Bringing precision and attention to detail across every phase of project delivery, ensuring compliance and quality at every step.
25 years in commercial furniture and fitout. Known for his precision and commitment, Ben meticulously guides projects from concept to completion.
A Chartered Accountant whose meticulous approach to financial management ensures precision and transparency across every project.
Beyond construction, Concept understands the commercial imperative behind spec suite delivery. We partner with landlords and their leasing teams to ensure the end product is positioned for market success.
Every detail is considered through the lens of tenant appeal — from finishes and functionality to the overall spatial experience that drives leasing enquiries.
Proactive identification of cost-saving opportunities that preserve design intent while reducing capital outlay, boosting the net incentive position on each deal.
Our in-house model compresses delivery timelines, getting your spec suite to market sooner and reducing the carrying cost of vacant space.
Concept works as one team with Ork Designs and Abacus — aligned in vision, transparent in process, and focused on a positive outcome for all stakeholders.
Concept’s fully priced fixed-price lump sum offer, based on the contract documents listed under Neoscape Tender Addendum 06. 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, satin black aluminium, aluminium glass sliding doors with D-pull handles |
$19,281.27 |
| 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 | Floor Finishes Install FF1 tiles, relocate EX2 tiles from FOH meeting rooms, black PVC dim strip to polished concrete |
$2,689.50 |
| 06 | Floor Leveling & Grinding Slab grinding where necessary |
$1,165.90 |
| 07 | Furniture Re-Assembly Remove items for build works, reattend to relocate & position furniture per proposed plans |
$13,535.00 |
| 08 | Lighting PL1 – Home of Lights Laverd Collection Bar Light, relocate 2 sensors |
$8,318.33 |
| 09 | Loose Furniture Co-op tables (2400W & 2100W D-End), Sparki power boxes, umbilicals, Cosmopolitan round table, installation |
$19,843.73 |
| 10 | Mechanical Services NEBB certified works, boardroom PAC, open office water cooled PAC, plumber labour, BMS (Alerton), ductwork & grills |
$130,668.75 |
| 11 | Painting & Decorating Patch & paint all necessary walls, two coats Dulux |
$10,159.56 |
| 12 | Preliminaries Coordination, surveying, site establishment, OH&S, insurances, temporary services, amenities, cleaning, plant hire |
$28,182.01 |
| Total (ex GST) | $284,980.91 | |
| GST (10%) | $28,498.09 | |
| Total (inc GST) | $313,479.00 |
| # | 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 |
| 29.11 | Installation of approx. 32m² of ceiling to boardroom | $8,025.00 |
| 29.12 | Carry out rough in & fit off of 4 new sprinkler heads + materials | $4,575.00 |
| 29.13 | Installation of 1 speaker & 1 smoke detector + materials | $3,290.00 |
| Options Total (ex GST) | $124,142.50 |
General Exclusions
Contract Document Register — Priced On
This fixed-price lump sum is based on the following documents issued under Neoscape Tender Addendum 06 (11 March 2026).
| Author | Discipline | Document | Rev |
|---|---|---|---|
| Ork | Architect | Construction Package | C3 |
| Ork | Architect | Finishes Schedule | C2 |
| Ork | Architect | Furniture Schedule | C2 |
| Ork | Architect | General Arrangement Plan | C2 |
| Ork | Architect | Reflected Ceiling Plan (RCP) | – |
| Ork | Architect | Sketch Plan – Option 1 | – |
| Aston | Services | Electrical – E00, E10, E20, ESPEC | B–D |
| Aston | Services | Fire – F00, F10, FSPEC | B–D |
| Aston | Services | Mechanical – M00, M01, M10, MSPEC | C–D |
| Neoscape | PM | Principal’s Project Requirements (PPR) | 1 |
| Neoscape | PM | Tender Addendum 06 | – |
| McKenzie | RBS | Building Surveyor Checklist | 01 |
All prices in Australian dollars. Fixed-price lump sum — no provisional sums. Valid 14 days from issue. Ref: AFS-L111.
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 | |
| 1.1 | Design documentation finalised | 27/03 | 02/04 | 5 |
| 1.2 | Construction drawings completed | 03/04 | 09/04 | 5 |
| 1.3 | Client approval & Owners’ Consent | 13/04 | 13/04 | 1 |
| 1.4 | LOA signed | 14/04 | 14/04 | 1 |
| 1.5 | Building permit obtained | 15/04 | 15/04 | 1 |
| 1.6 | Contract signed | 15/04 | 17/04 | 3 |
| 1.7 | Procurement | 15/04 | 21/04 | 5 |
| Construction | 16/04 | 25/05 | 28 | |
| 1.8.1 | Site establishment | 16/04 | 16/04 | 1 |
| 1.8.2 | Mechanical pre-read | 16/04 | 16/04 | 1 |
| 1.8.3 | Isolations & make safe | 17/04 | 17/04 | 1 |
| 1.8.4 | Modification to Building Management Office | 17/04 | 22/04 | 4 |
| 1.8.5 | Demolition | 23/04 | 29/04 | 5 |
| 1.8.6 | Set out / Framing | 30/04 | 04/05 | 3 |
| 1.8.7 | Electrical rough-in | 04/05 | 06/05 | 3 |
| 1.8.8 | Mechanical rough-in | 05/05 | 07/05 | 3 |
| 1.8.9 | Plumbing rough-in | 06/05 | 06/05 | 1 |
| 1.8.10 | Sheet walls | 07/05 | 11/05 | 3 |
| 1.8.11 | Painting | 12/05 | 13/05 | 2 |
| 1.8.12 | Flooring installation | 14/05 | 18/05 | 3 |
| 1.8.13 | Acoustic panel installation | 19/05 | 19/05 | 1 |
| 1.8.14 | Furniture delivery | 20/05 | 20/05 | 1 |
| 1.8.15 | Furniture installation & placement | 21/05 | 21/05 | 1 |
| 1.8.16 | Services fit-off & commissioning | 22/05 | 25/05 | 2 |
| Completion | 26/05 | 28/05 | 3 | |
| 1.2 | Final clean | 26/05 | 26/05 | 1 |
| 1.3 | Building Surveyor inspection | 27/05 | 27/05 | 1 |
| 1.4 | CFI — Handover Date | 28 May 2026 | ||
Programme considers BMO modification works first to enable tenant relocation before spec suite conversion, as required by the PPR.
We are ready to move forward. Reach out to discuss next steps, value engineering options, or any aspect of this proposal.
Concept Commercial Interiors
Level 10, 140 Bourke Street, Melbourne VIC 3000
03 9650 8494 • conceptci.com.au
