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The 9 best commercial builders in Sydney

Sydney builders for commercial projects of roughly $500,000 to $50 million: office and medical fitouts, shops and restaurants, warehouses and small apartment or mixed-use buildings. Not the tier-one contractors. We checked each builder against the NSW licence and building practitioner registers.

Updated October 2026.

Builders listed
9
Licences confirmed on the register
9 of 9
Average Google rating
4.4
Google reviews, combined
101
Builders paying to be here
None
  • LicenceA current Building Commission NSW builder licence, matched to the business.
  • ReputationIndependent reviews, awards and years trading.
  • Right kind of workCommercial fitouts, new builds or small apartment projects shown on their own site.
  • No paid placesNobody pays to be listed or to move up.

Commercial builders in Sydney, ranked

Each builder here shows completed commercial work at this scale on its own site. They're ranked on fit for that work, reputation and track record, not on size or advertising.

  1. 1

    Stephen Edwards Constructions

    Macquarie Park. Sydney and regional NSW

    4.8 from 9 Google reviews

    Best for Schools, aged care and health buildings

    • Family owned and trading since 1979, with more than 650 projects, the firm says.
    • Lists Master Builders NSW construction awards for education, aged care and car park projects.
    • Offers fixed price lump sum and cost reimbursable contracts.
    NSW builder licence
    76599C Checked
    Building since
    1979
    Builds
    Education, Aged care, Health, Commercial, Industrial
    Member of
    Master Builders NSW
    More about Stephen Edwards Constructions

    Stephen Edwards Constructions is a family-owned commercial builder based in Macquarie Park, now in its second generation. It specialises in education, aged care, transport, health, government and commercial projects across Sydney and regional NSW, and says it has completed more than 650 projects.

    Its services range from design and construction to cost planning and fixed price lump sum contracting. The firm says it has been a Master Builders member for 46 years and lists awards for aged care facilities at Toongabbie and Narrabeen and for public school work.

    Awards: 2024 Master Builders NSW Excellence in Construction: Car Parks, Emu Plains Car Park (according to the firm); 2023 Master Builders NSW Excellence in Construction: Aged Care Buildings, Opal Toongabbie (according to the firm); 2022 Master Builders NSW Excellence in Construction: Public Schools, The Governors Centre (according to the firm)

    02 9891 3099Visit website
  2. 2

    Grindley Construction

    Pymble. Sydney and NSW

    4.0 from 9 Google reviews

    Best for Aged care, education and community buildings

    • Building since 1988, with more than 130 health and care and 110 education projects, the firm says.
    • Half its annual turnover comes from repeat clients, the firm says.
    • Master Builders NSW member for 30 consecutive years.
    NSW builder licence
    48505C Checked
    Building since
    1988
    Builds
    Aged care, Education, Health, Community, Heritage
    Member of
    Master Builders NSW
    More about Grindley Construction

    Grindley has delivered construction projects since 1988 from its Pymble office. It works across community, health and care, education, residential, commercial and industrial buildings, including adaptive reuse, heritage restoration and work in occupied buildings.

    The firm says it has delivered more than 130 health and care projects and more than 110 education projects. Recent work includes the Lidcombe Wellbeing Centre for MS Plus and the Auburn Basketball Centre, and the firm reports more than 80 industry awards.

    02 9988 3811Visit website
  3. 3

    Carfax Commercial Constructions

    Belrose. Sydney, regional NSW and South East Queensland

    4.0 from 4 Google reviews

    Best for Refurbishments, heritage work and fitouts

    • Most of its work comes from repeat clients, the firm says.
    • Won Master Builders NSW awards in 2022 and 2024, according to its website.
    • Directors are involved at every project stage, the firm says.
    NSW builder licence
    182397C Checked
    Building since
    1998
    Builds
    Refurbishments, Heritage, Fitouts, Education, Medical
    Member of
    Master Builders NSW, Master Builders Queensland
    More about Carfax Commercial Constructions

    Carfax has built commercial projects since 1998 from its Belrose office, with a second office on the Sunshine Coast. Its work covers new buildings, refurbishments, heritage restoration and adaptive reuse, interior fitouts, medical facilities and school upgrades, including facade restoration at Rozelle Public School.

    The firm says it has completed nearly 500 projects and that repeat clients make up 89 per cent of its work. It is a Master Builders member in NSW and Queensland and lists a run of MBA NSW construction awards.

    Awards: 2024 Master Builders NSW Excellence in Construction: Hospitality Buildings Refurbishment up to $5m, CBD Club, winner (according to the firm); 2022 Master Builders NSW Excellence in Construction: Sporting Facilities up to $10m, winner (according to the firm)

    02 9986 3788Visit website

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  5. 4

    Belmadar

    Naremburn. Sydney and NSW

    4.8 from 20 Google reviews

    Best for Education, library and heritage projects

    • Won a 2024 Master Builders NSW award for historic building restoration, the firm says.
    • Public sector work includes university, library and arts centre projects.
    • Says it carries no debt and strong cash reserves.
    NSW builder licence
    284019C Checked
    Builds
    Education, Community, Heritage, Refurbishments
    Member of
    Master Builders NSW
    More about Belmadar

    Belmadar is a privately owned Sydney commercial builder whose name dates back to a family firm started in 1964. The current business has delivered more than 90 projects, the firm says, including university, library and arts centre work such as the Wollondilly Performing Arts Centre and Kirrawee Library.

    It takes on short, medium and longer-term projects and says it has a strong balance sheet with no debt. Its MBA NSW wins include a 2024 award for restoration and adaptive reuse of a historic building.

    Awards: 2024 Master Builders NSW Excellence in Construction: Restoration/Adaptive Re-Use of a Historic Building up to $10m (according to the firm)

    02 8436 3500Visit website
  6. 5

    JDV Projects

    Artarmon. Sydney, with an office on the Gold Coast and licences in several states

    4.3 from 6 Google reviews

    Best for Office and medical fitouts and refurbishments

    • Trading since 1997, according to its website.
    • Healthcare fitouts for specialists and aged care providers.
    • Sets out a seven stage process that includes post-project maintenance.
    NSW builder licence
    245801C Checked
    Building since
    1997
    Builds
    Fitouts, Refurbishments, Healthcare, Education, Industrial
    More about JDV Projects

    JDV Projects has delivered fitout, refurbishment and construction work since 1997, from its Artarmon office. Its projects include specialist medical suites, BaptistCare Norwest, the Eden Brae Homes head office and showroom, and corporate offices in North Sydney.

    The firm says it is a preferred supplier to the health and aged care sector. Its published process runs from briefing to delivery and on to maintenance, repairs, warranties and training after handover, and it lists builder licences in NSW, Victoria, the ACT, Queensland and South Australia.

    02 9805 6100Visit website
  7. 6

    Trade Wind

    Parramatta. New South Wales

    5.0 from 1 Google reviews

    Best for Government and school projects in live environments

    • Family owned, with a history back to 1972, the firm says.
    • Holds ISO 9001, 14001 and 45001 certification, according to its website.
    • Experienced in building within operating schools and government sites.
    NSW builder licence
    302228C Checked
    Building since
    1972
    Builds
    Education, Government, Refurbishments, Design and construct
    More about Trade Wind

    Trade Wind is a family-owned construction and project management company based in Parramatta, with roots going back to 1972. It offers design and construct, project delivery and project management, and much of its work is for government clients and schools, including Chester Hill Public School.

    The firm says it has delivered more than 1,500 projects and that 87 per cent of clients come back. It holds ISO certification for quality, environmental and safety management, and the firm also holds plumbing, drainage and gasfitting licence classes.

    02 9636 9549Visit website
  8. 7

    Paynter Dixon

    Rhodes. Sydney, with offices in Brisbane, Maroochydore, Adelaide and Canberra

    4.1 from 32 Google reviews

    Best for Design and construct projects and building remediation

    • Building since 1914, according to its website.
    • In-house design studio supports design and construct delivery.
    • Runs a separate remedial projects arm.
    NSW builder licence
    129502C Checked
    Building since
    1914
    Builds
    Design and construct, Health, Education, Hospitality, Remedial
    More about Paynter Dixon

    Paynter Dixon has designed and built projects since 1914 and is run by the second generation of its current owning family. Its head office is in Rhodes, with offices in Brisbane, Maroochydore, Adelaide and Canberra.

    The firm works mainly through design and construct, supported by its in-house Lineage Design Studio, and its leaders list experience across health, hospitality, commercial and education work. It also carries out remedial projects on existing buildings.

    02 9797 5555Visit website
  9. 8

    Total Construction

    North Strathfield. Sydney, Melbourne and Brisbane

    4.2 from 12 Google reviews

    Best for Aged care, retirement living and self storage

    • Established in 1995 and privately owned.
    • Specialist teams for aged care, retirement living and self storage.
    • Says 85 per cent of its clients are returning clients.
    NSW builder licence
    216107C Checked
    Building since
    1995
    Builds
    Aged care, Self storage, Industrial, Commercial
    More about Total Construction

    Total Construction is a privately owned commercial builder established in 1995, with its Sydney office in North Strathfield and others in Melbourne and Brisbane. Its sectors include aged care and retirement living, self storage, and industrial and commercial buildings.

    The firm works under early contractor involvement, design and construct and construction management contracts as well as construct only. It says it has about 150 employees and that 85 per cent of its clients return.

    02 9746 9555Visit website
  10. 9

    Mainbrace Constructions

    St Leonards. Sydney, Brisbane and Melbourne

    4.5 from 8 Google reviews

    Best for Supermarkets, shopping centres and retail refurbishments

    • Retail specialist with more than 1,000 retail projects since 1989, the firm says.
    • Has a dedicated small works team.
    • Lists Master Builders NSW construction awards from 2008 onwards.
    NSW builder licence
    43043 Checked
    Building since
    1989
    Builds
    Retail, Industrial, Refurbishments, Small works
    Member of
    Master Builders NSW
    More about Mainbrace Constructions

    Mainbrace was founded in 1989 by Greg Millson and Peter McKinnon and focuses on retail and industrial construction from its St Leonards office, with teams in Brisbane and Melbourne. The firm says it has delivered more than 1,000 retail projects, including supermarkets, shopping centres and clubs.

    It has a dedicated small works division alongside its larger projects. Its MBA NSW award list includes Coles Schofields in 2022 and the Yirranma Place heritage restoration in Darlinghurst.

    Awards: 2022 Master Builders NSW Excellence in Construction: Retail Buildings New up to $50m, Coles Schofields (according to the firm)

    02 9438 1666Visit website

Commercial building costs in Sydney

Rates per square metre. Sydney tender prices rose 4.5% in 2025 and RLB forecasts 4.0% for 2026.

WorkTypical cost
Office fitout, open plan to fully partitioned$1,860 to $5,800 per sqm
Retail, small shops and showrooms$2,150 to $3,000 per sqm
Warehouse, single storey$1,060 to $1,740 per sqm
Medical clinic fitout in an existing shell (national, indicative)$1,500 to $3,000 per sqm

Office, retail and warehouse rates are from the RLB Riders Digest 2026 for Sydney, priced at the end of 2025, and exclude GST, land, site works and professional fees. The office figure includes workstations and loose furniture; the warehouse figure is a 4,500 sqm shed with no attached offices. The medical range is a national figure from MedicalSearch (July 2026), indicative only.

Procurement and contracts for a Sydney project

Pick the delivery method first. It decides who owns the design risk and how many builders can sensibly price the job.

Sydney owners at this scale mostly choose between three routes. Many start with a development consent from council and then decide how to get from there to a construction certificate.

  • Construct only. Your architect and engineers finish the design and builders price the same set of drawings. Easiest to compare. Anything missing from the design is your risk and comes back as a variation.
  • Design and construct. The builder develops the design, often from your concept or a planning approval, and gives one price. One party answers for design and build, but the builder will choose the cheapest way to meet your brief unless the brief is specific.
  • Early contractor involvement. You pay a builder to join during design, test buildability and cost as the drawings develop, then negotiate the build contract. Good for old buildings and tight programs. You give up a clean competitive tender.

Standard contracts

Use an industry standard form, amended by a construction lawyer, rather than the builder's own terms. Standards Australia published AS 4000:2025 in June 2025; it supersedes AS 2124-1992 and updates AS 4000-1997. AS 4902-2000 is still the current design and construct form, with a review planned. Where an architect administers the contract, the ABIC contracts from Master Builders Australia and the Australian Institute of Architects (MW-2018 for larger jobs, SW-2018 for simpler ones) come in a version for each state and territory. Ask for the NSW version.

Tender or negotiate

Tender to three to five builders on a complete design if you want a market price. Negotiate with one builder when speed or a live building matters more, and have a quantity surveyor test the number. Compare preliminaries, provisional sums, exclusions and the program, not just the bottom line. Our fixed price vs cost plus guide covers pricing models.

Approvals and licences for commercial work in Sydney

NSW splits approval into consent to develop and a certificate to build.

You need either development consent from council followed by a construction certificate, or a complying development certificate (CDC). The NSW Government describes complying development as a fast track approval for simpler residential, commercial and industrial work. Council or a registered certifier can issue a CDC or construction certificate.

With a development consent, work can't start until the construction certificate is issued and you've appointed a principal certifier (council or a registered certifier) to carry out the critical stage inspections. At the end, the principal certifier decides whether an occupation certificate can issue. In the City of Sydney, changing how premises are used, such as a shop becoming a café or clinic, may need its own DA.

Licences and registration

The NSW contractor licence is issued under the Home Building Act 1989 for residential building work, the kind done on houses, townhouses and flats. If your project includes apartments, the builder needs that licence. For class 2 apartment buildings, and certain new class 3 and 9c buildings, it must also be a registered building practitioner under the Design and Building Practitioners Act 2020. Alteration work on existing class 3 and 9c buildings comes under that scheme from 1 July 2028.

Check both on the register before you shortlist. Our licence check guide shows how.

How to choose a commercial builder in Sydney

  • Relevant work. Ask for three completed jobs of the same type and size, with contract values and the client's name. A builder that does well on warehouses in the west may struggle with a fitout in an occupied CBD tower, where loading docks, building manager rules and after-hours work drive the program.
  • Financial capacity. Ask for recent financial statements or a credit report, the builder's annual turnover and its current order book. Your job shouldn't be a large share of its year.
  • Paying subcontractors. Under the Building and Construction Industry Security of Payment Act 1999, subcontractors are entitled to progress payments and can go to adjudication when they're not paid. On projects over $20 million, the head contractor must hold retention money in a trust account. Ask how the builder pays its trades and whether it has faced adjudications.
  • Insurance. Get certificates of currency for contract works, public liability and workers compensation in the contracting entity's name. If apartments are part of the job, ask about HBCF cover; our home warranty guide explains it.
  • References. Call past clients and a subcontractor or two. Use our questions to ask a builder.

Checking a NSW builder's licence

It takes a couple of minutes, and it's the same check we ran for every builder above.

  1. Search the NSW licence check

    Search by the builder's name or licence number on the NSW Government's licence check. NSW home building licence check

  2. Check status and expiry

    The licence should be current. Note the expiry date, especially on a long job.

  3. Check the category covers the work

    For an extension or a new home you want general building work. A licence in one trade, such as carpentry or waterproofing, doesn't cover the whole job.

  4. Look for warnings and match the contract

    The record shows conditions, cancellations, suspensions, public warnings and penalty notices. The name and licence number on your contract must match the licence holder exactly. NSW Government: checking your contractor

How we chose these builders

We started from builders working across Sydney, then kept only those with a current Building Commission NSW licence, a clear record of commercial work on their own site, and a solid independent reputation. Order weighs fit for this kind of project, reviews and awards, years trading, and how openly each builder explains its process, licence and warranty. Size and advertising spend don't count.

No builder pays to be listed or ranked. If you request quotes through this page, we pass your project to builders that suit it. Read the full method.

Commercial builders in Sydney: common questions

How much does an office fitout cost per square metre in Sydney?

RLB's 2026 Sydney figures put a good quality office fitout at $1,860 to $5,800 per sqm, excluding GST and including workstations and loose furniture. The low end is open plan, the kind a government or insurance office uses. The top end is a fully partitioned fitout for a law or finance firm.

Do commercial builders need a licence in NSW?

The NSW contractor licence covers residential building work, so any apartments or other homes in your project need a licensed builder. Builders of class 2 apartment buildings, and certain new class 3 and 9c buildings, must also be registered under the Design and Building Practitioners Act 2020. Check both on the NSW licence check.

What's the difference between a DA, a CDC and a construction certificate?

A development application asks council for consent to develop. A construction certificate then confirms the detailed plans match that consent and comply with the Building Code of Australia. A complying development certificate combines both for work that meets set standards, and council or a registered certifier can issue it.

How long do I have to respond to a builder's payment claim in NSW?

If you don't intend to pay the full amount, serve a written payment schedule within 10 business days of receiving the claim, stating the amount you'll pay and all your reasons. If you don't, you're liable for the full claim and can't raise a defence based on the contract if the builder takes it to adjudication or court. Unless the contract says sooner, a principal must pay a head contractor 15 business days after the claim.

Does my builder have to hold retention money in trust?

Only on projects valued over $20 million. In that case the head contractor must keep subcontractors' retention money in a trust account with an authorised deposit-taking institution, under the Building and Construction Industry Security of Payment Regulation 2020.

Who carries out inspections on a commercial job in Sydney?

The principal certifier, either council or a registered certifier, which you appoint before work starts. It carries out the critical stage inspections and decides at the end whether an occupation certificate can be issued.

This list is a guide only. Check the builder's licence, insurance and contract yourself before you sign.