Project Avoca undertakes select commercial development and tenancy delivery where institutional standards, programme certainty, and base building coordination are paramount.
Commercial scope
Our commercial work includes small-scale office buildings, mixed-use podiums with retail or office at ground and residential above, and premium fit-outs within existing commercial towers across Melbourne CBD, Southbank, and suburban employment corridors.
Government tenants require compliance with accessibility, security, ICT, and environmental standards specified in lease schedules. Corporate tenants demand programme certainty for relocation from existing premises. We deliver against documented briefs with verification at handover.
Base building coordination — HVAC capacity, after-hours access, fire compartmentation, NABERS considerations — is managed with building owners and facilities managers throughout fit-out delivery.
Development versus fit-out
New commercial development involves planning for use, loading, traffic, and services capacity. Feasibility models tenant demand, incentive structures, and construction cost distinct from residential metrics. Stabilised yield analysis informs funding decisions.
Fit-out within existing envelopes amplifies latent condition risk and occupancy constraints. We stage works to maintain tenant safety and operational continuity where partial occupation continues.
Commercial tenants measure success in operational readiness on day one — not in design awards filed after handover.
Quality and compliance
Fire engineering, accessibility under the Disability Discrimination Act, and WorkSafe requirements for construction in occupied buildings are managed proactively. Consultant certifications are collated for tenant compliance audits.
Documentation at handover supports facilities management: as-built services drawings, equipment manuals, warranty registers, and training for building systems.
Client types
Government departments, professional services firms, and institutional occupiers seeking accountable delivery. Explore our commercial clients page or contact Project Avoca to discuss tenancy requirements.
Tenant representation
Where clients are tenants rather than landlords, we represent their interests in base building upgrade negotiations — HVAC capacity, after-hours access rights, and make-good obligations at lease end. Fit-out scope aligns with lease schedules and relocation programme.
NABERS and base building
Tenants pursuing NABERS tenancy ratings require services metering and efficient lighting specification. Base building rating affects tenant operating cost — fit-out efficiency contributes to achievable rating at lease commencement.
Mixed-use coordination
Podium commercial with residential above requires separate fire compartments, acoustic isolation, and services metering. Retail activation at ground floor demands loading zone and waste management distinct from residential lobby operations. Project Avoca coordinates dual-use buildings across Melbourne infill sites.
Loading and waste
Commercial tenancies require loading bay access, waste stream separation, and grease trap provision for food tenants. Base building allocation of these facilities is verified before lease execution — avoiding impossible fit-out briefs.
Lease timing
Commercial development feasibility ties lease-up period to funding maturity. We model tenant inquiry velocity conservatively and align practical completion with lease execution milestones to minimise vacancy carry cost.
Select commercial assignments are accepted where institutional delivery standards and programme accountability align with Project Avoca capability — contact us to discuss your Melbourne tenancy or development brief.
Due diligence for tenants
Tenants evaluating new premises should verify base building services capacity, permitted use under planning permit, and landlord works contribution before lease execution. Project Avoca assists tenants with technical due diligence separate from fit-out delivery engagement.
Melbourne CBD and Southbank commercial stock varies widely in age and specification — latent condition risk on older towers requires building condition report before fit-out budget is fixed.
Tenant coordination
Commercial delivery requires alignment between base building owner, tenant, and fit-out contractor. Services capacity, after-hours access, fire compartmentation, and lift booking are negotiated before strip-out commences. Role clarity prevents duplicated instruction and scope gap.
NABERS and sustainability ratings increasingly influence tenant selection and base building rent review. We advise on specification uplift that affects rating outcome versus capital cost — relevant to investor hold strategy.
Mixed-use complexity
Podium commercial with residential above requires separate OC or layered management structures. Acoustic isolation, services separation, and access control are designed before planning submission. Mixed-use approval pathways take longer — feasibility programme must reflect that.
Commercial mandate
Attach lease schedule or tenancy brief where available. We confirm base building capacity before pricing fit-out.
Request a QuoteAfter-hours and base building
CBD and Southbank fit-outs depend on base building rules for noise, dust, and load-in windows. We negotiate shutdown schedules with building management before contract price is fixed. Surprise after-hours premiums have blown tenant budgets on projects we were called in to recover.
