01Campbell River, BC · tier 3 market
Low-rise office building cost in Campbell River
A two to six storey office shell delivered to base-building standard: core, envelope, elevators and primary mechanical, with tenant space left open. Base building and tenant fit-out are separate budgets and should never be blended into one rate.
This pairing is not indexed: Tier 3 city does not carry tier 1 topics. The builder still works on your own numbers.
02The curated band
Hard cost, standard spec
—
No curated row yet
All-in, preset build
$0/sf
60,000 sf, 4 storey
Hard share of all-in
0%
Rest is soft cost, charges, contingency, escalation
BC escalation
3.8%/yr
Quarter ending 2025-09-30
Buildlor Construction Cost Index · Last updated 2026-01-15 · Maintained by Buildlor Cost Desk
Scope: Campbell River, British Columbia — Low-rise office building
Inputs: User inputs only
Next scheduled review: 2026-04-15
03Build the stack
Your build
All-in cost — Office (low-rise), Campbell River
$33,117,928
$552/sf · band $26,116,290 – $42,120,320
At this specification the office (low-rise) prices at about $552 per square foot all-in, with a 48% spread between the low and high band. Hard cost is 74% of the total and everything above it is soft cost, charges, contingency and escalation.
| Line | Amount | $/sf |
|---|---|---|
| Substructure and foundations | $2,715,149 | $45/sf |
| Structure and frame | $5,430,298 | $91/sf |
| Envelope, roofing and glazing | $4,072,723 | $68/sf |
| Interior partitions and finishes | $3,167,674 | $53/sf |
| Mechanical and plumbing | $3,620,198 | $60/sf |
| Electrical and life safety | $2,488,886 | $41/sf |
| General conditions and fee | $1,131,312 | $19/sf |
| Site work and servicing | $2,036,362 | $34/sf |
| Hard cost subtotal | $24,662,602 | $411/sf |
| Design and consultants | $1,775,707 | $30/sf |
| Permits, approvals and reviews | $443,927 | $7/sf |
| Project management and testing | $887,854 | $15/sf |
| Financing, insurance and legal | $1,331,780 | $22/sf |
| Contingency (10%) | $2,910,187 | $49/sf |
| Escalation to midpoint (12 mo) | $1,105,871 | $18/sf |
| All-in cost | $33,117,928 | $552/sf |
How these figures were produced
- Observed — Recorded directly from the cited source series, unadjusted.
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
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Save the deal and Dealor re-runs it every month against current rates and your own dates — so you hear about a broken DSCR or a lapsing renewal before your lender does.
04What moves the number
Cost drivers for this type in Campbell River
Glazing ratio
a fully glazed curtain wall can double envelope cost against a punched-window precast facade.
Floor plate efficiency
a small plate spreads core, elevator and stair cost across less rentable area.
Parking
structured or underground parking is a separate cost per stall and often exceeds the building rate per square foot.
Base building versus fit-out
the shell rate assumes no tenant partitions, so price the fit-out separately.
Campbell River's remoteness on the island puts a standing premium on both freight and supervision. That is why the same drawings priced in Campbell River and in Toronto do not land at the same number even when the trades are the same.
On the preset build above, hard cost is $0 and everything after it — soft cost, charges, contingency and escalation — adds $0. Budgeting off a hard rate alone is the single most common way an early construction budget goes wrong.
Buildlor facts
- Hard cost for a office (low-rise) in Campbell River sits at — per square foot at standard specification.
- Soft cost at 18% of hard adds $0 to the preset build.
- BC construction escalation is running at 3.8% a year, or $0 over twelve months on this build.
05Related
Other types in Campbell River
- Warehouse and distribution shellWarehouse · tier 1 topic
- Retail strip and plaza shellRetail strip · tier 1 topic
- Low-rise apartment buildingApartment (low-rise) · tier 1 topic
- High-rise apartment towerApartment (high-rise) · tier 2 topic
- Office tenant improvementOffice fit-out · tier 1 topic
- Retail tenant improvementRetail fit-out · tier 2 topic
- Medical and dental clinic fit-outMedical fit-out · tier 3 topic
06Questions
What does it cost to build a office (low-rise) in Campbell River?
On the curated Campbell River band, hard cost runs $0 to $0 per square foot for a office (low-rise) at standard specification. Adding site work, soft cost, charges, contingency and twelve months of escalation puts the all-in figure near $0 per square foot on a 60,000 sf preset. Your own area and specification change that number, which is what the builder above is for.
Why does Campbell River price where it does?
Campbell River's remoteness on the island puts a standing premium on both freight and supervision. The published Toronto base range is scaled by a documented factor of 1.02 for this market, and the BC escalation series is running at 3.8 percent a year.
Is the development charge in this number?
No. We do not yet hold a charge row for Campbell River. Enter the figure from the municipality's schedule in the builder.
What is excluded from every figure here?
Land, financing interest during construction beyond the soft-cost allowance, taxes recoverable as input credits, tenant furniture and equipment, and any remediation or off-site works. Those are separate line items in a real proforma.
07Sources
Sources
- [1] Altus Group Canadian Cost Guide — Published construction cost ranges by building type.
- [2] Statistics Canada Building Construction Price Index, table 18-10-0135-01 — Non-residential building construction, Vancouver CMA.
Not advice — Buildlor is a data publisher. We do not bid, price, estimate, or build work, and nothing here is a quote, a tender price, or construction advice. Figures are indicative order-of-magnitude benchmarks for early budgeting and must be confirmed by a qualified cost consultant, quantity surveyor, or general contractor before you rely on them. About Buildlor