Test-fits gives you confidence, avoids costly mistakes, and earns management support.
The cost of "feeling" a space
Many often pick office spaces without proper analytical tools — making office rental decisions based on "feeling" rather than spatial information.
The consequences of this approach are measurable — statistics sourced by Caldwell Commercial show that on average 51% of desks are under-utilised at any given time — telling us that many businesses are miscalculating their space requirements.
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What is a test-fit layout plan?
A test-fit layout plan is a visual tool — a 2D layout of your potential office, complete with work zones, rooms, and furniture. It is here to serve one goal: to help you see how your plans might fit into the physical constraints of a space — or not.
This isn't just a simple drawing — it's data-driven spatial planning. A test-fit takes your inputs and translates them into a realistic spatial scenario. It often reflects:
Headcount numbers
Room numbers
Space standards
Work zones, workflow and worker adjacency needs
Circulation (Singapore's Fire Code recommends 107.6 square feet per person for safety)
Growth projections
Hybrid WFH ambitions
It’s essentially a trial run of your space before you sign the lease.
Done right, a test-fit gives you clarity — it reveals whether that “perfect” 15,000 sqft unit on CapitaSpring has enough room for focused work, collaborative breakout areas, client-facing zones, and business support.
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Test-fit plans are essential in Singapore's market
A test-fit layout plan is a critical step that protects you from expensive misfits down the line, especially in Singapore’s expensive office leasing market.
Most people struggle to visualise the difference between, say, an 11,700 sqft unit and a 13,300 sqft one. But with Grade-A office rental averaging S$9.83 psf (Source: Savills), that difference could mean an extra S$17,694 per month.
And that’s just the lease.
A 2024 study by Cushman & Wakefield has Singapore's office renovation cost at US$140 (S$179) per sqft. That makes any mistake in office planning costly — especially if you give up your space mid-tenancy.
A test-fit plan bridges your imagination with reality:
Spaces look great empty — add desks and meeting rooms, things get cramped
When choosing between 2 or more units, a test-fit shows which is better
Prevents incorrect space estimates, avoiding overspending or outgrowing too quickly
Especially useful for hybrid/WFH offices where current sqft isn't a reliable guide
Helps you (and the bosses) move forward with confidence
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When should you request a test-fit?
Ideally, before you commit to a lease. If you’re serious about a space, request a test-fit layout during your shortlisting process.
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Who creates test-fit plans?
Most test-fit plans are created by Design & Build (D&B) firms, though some large leasing agencies with in-house design capabilities also offer this service.
Good Design & Build firms will also ask about your team size, workflows, and any future growth plans — so they can tailor the layout to your real needs.
If you have floor plans like: a base-building plan or as-built plan available, they'll be able to provide a test-fit plan. It typically takes them 2 working days to create a CAD drawing for a 5,000 sqft space.
If you do not have any plans, they may offer a 15-30 minute site survey and measure out your space.
Pro Tip: This site visit is also your chance to evaluate the firm's expertise — an experienced designer will notice critical existing infrastructure like sprinkler, floor trap and hose reel locations, which shows they understand how these elements will impact your layout.
In many cases, a test-fit layout plan is free — especially if you’re working with a Design & Build firm that’s hoping to win your business.
Many firms offer it as a value-added service during the early consultation phase, so you can make more informed decisions before committing to a space or renovation. It’s also a way for them to show you their design thinking and gain your trust.
Producing a test-fit is a costly affair for the D&B firms, which is why some choose to charge for it and waiver it when they win your business.
That said, costs can vary depending on:
The size and complexity of the space
Whether you need multiple layout options
If you’re engaging an independent architect instead of a D&B firm
If charged separately, expect prices to range from S$500-3,000 per layout plan, depending on scope.
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What can't a test-fit tell you
A test-fit plan is meant to "test" the space.
It is not a full technical drawing. It won't include renovation cost estimations — two similar-looking test-fit layouts can have very different renovation costs. It also doesn't cover regulatory compliance requirements.
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Final Thoughts
Leasing an office in Singapore is a big investment — a test-fit layout plan gives you a clear preview of what you’re signing up for, and whether it’s the right fit.
If you’re touring office spaces now, this is the best time to get a test-fit done. You can even bring your own layout ideas and get expert feedback.
Kenneth Poh created Office D&B Guide after serving as CEO of a Design & Build firm in Singapore. This guide draws from real projects, real budgets, and practical insights gained from real client experiences.
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