Base-building condition
An older shell with tired mechanical, unlevel floors, or missing services adds cost before design decisions are even made. Site review picks this up early.
2026 Cost Guide
Cost of Construction in BC
Real 2026 cost ranges for healthcare, dental, medical, pharmacy, commercial, and luxury residential projects across White Rock and the Lower Mainland.
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50010,000 sq ft
Finish level
Estimated build
$750,000–$1,125,000
$300–$450 per sq ft · driven by operatory count, suction runs and imaging shielding
Plus 15–20% contingency, which is standard on a clinic build
All-in$860,000 – $1,350,000
Turnkey: design, permits, construction and site connections. Excludes land, clinical equipment purchase, and GST. A range is not a quote — the base-building condition sets where inside it you land. Published rate for this build type is $300–$450 per sq ft.
How to read this page
Real 2026 numbers, not marketing brackets.
Every range below reflects current 2026 turnkey pricing across the Lower Mainland — design, permits, construction, and site connections included. Ranges move with base-building condition, service coordination, and finish level. Use them to budget before design starts, not after.
| Project type | Per sq ft | Typical total |
|---|---|---|
| Commercial Construction Driven by base-building condition and finish level. | $120–$220 / sq ft | $300,000 - $550,000 for a 2,500 sq ft space |
| Commercial Renovation Driven by the condition of what is already there. | $95–$180 / sq ft | $240,000 - $450,000 for a 2,500 sq ft space |
| Office Renovation Contractor Driven by layout, finishes and services. | $120–$220 / sq ft | $300,000 - $550,000 for a 2,500 sq ft space |
| Healthcare Construction Driven by service coordination and finish level. | $150–$320 / sq ft | $375,000 - $800,000 for a 2,500 sq ft space |
| Dental Clinic Construction Driven by operatory count, suction runs and imaging shielding. | $300–$450 / sq ft | $750,000 - $1,125,000 for a 2,500 sq ft space |
| Dental Office Renovation Driven by how much of the clinic stays open during the work. | $120–$260 / sq ft | $240,000 - $520,000 for a 2,000 sq ft space |
| Medical Clinic Construction Driven by exam room count and accessibility requirements. | $150–$260 / sq ft | $375,000 - $650,000 for a 2,500 sq ft space |
| Pharmacy Construction Driven by dispensary security and compounding-room compliance. | $180–$250 / sq ft | $270,000 - $375,000 for a 1,500 sq ft space |
| Clinic Renovation Contractor Driven by phasing around a practice that keeps operating. | $120–$240 / sq ft | $240,000 - $480,000 for a 2,000 sq ft space |
| Luxury Residential Construction Driven by finish level, millwork and site conditions. | $300–$400 / sq ft | $1,350,000 - $1,800,000 for a 4,500 sq ft space |
What moves the number
Five factors that decide the final budget.
A range is only useful if you know which end of it your project sits on. These are the factors that move a healthcare or commercial project 20–40% inside the same square footage.
Services and equipment coordination
Dental compressors, vacuum lines, imaging, medical gas, and lab equipment need service locations planned before construction. Missed early = expensive later.
Permits and approval pathway
Complying pathway vs full building permit vs development permit changes both timeline and cost. Lower Mainland municipalities each have their own controls.
Finish level
Millwork depth, stone selections, ceiling detail, custom lighting, and glazing systems can shift a project 25–40% at the same footprint.
Schedule pressure
A lease that starts before construction wraps forces trade sequencing choices that add cost. Realistic scheduling protects the budget.
Typical timeline
From feasibility to handover.
A realistic project schedule so lease dates, equipment orders, and opening plans line up with construction.
| Feasibility & review | 1 – 3 weeks |
|---|---|
| Design & selections | 6 – 12 weeks |
| Permits & tender | 6 – 16 weeks |
| Construction (2,500 sq ft clinic) | 10 – 16 weeks |
| Construction (4,500 sq ft luxury home) | 10 – 14 months |
| Deficiencies & handover | 1 – 3 weeks |
Frequently asked
Cost questions we hear most often.
How much does it cost to build a dental clinic in BC?
A dental clinic in the Lower Mainland typically runs $300–$450 per square foot turnkey, or roughly $750,000–$1,125,000 for a 2,500 sq ft space. The final number depends on operatory count, equipment package, base building condition, and finish level. Oberizon completed a full 2,500 sq ft dental clinic in White Rock in 90 days end to end.
How much does a commercial tenant improvement cost in the Lower Mainland?
Commercial tenant improvements in Metro Vancouver typically range $120–$220 per square foot depending on layout complexity, finish level, and base-building condition. A 2,000–2,500 sq ft office fit-out is usually $240,000–$550,000.
What drives the biggest cost swings on a healthcare construction project?
Service and equipment coordination is the single largest variable. Compressed air, dental vacuum, medical gas, water treatment, and imaging equipment locations need to be locked before construction. Late equipment changes are the most expensive change orders in healthcare construction.
Is a fixed price or cost-plus contract better for healthcare construction?
Fixed price gives cost certainty but transfers all risk to the contractor, which shows up in higher contingency. Cost-plus with a guaranteed maximum price is common on complex healthcare projects because it lets equipment and finish decisions evolve during construction without renegotiating the whole contract.
How long does a healthcare construction project take?
A typical 2,500 sq ft dental or medical clinic runs 10–16 weeks of construction after permits, plus 6–12 weeks of design and 6–16 weeks of permitting. Oberizon has delivered a fully functioning dental clinic in 90 days total when equipment and permits were pre-coordinated.
Does Oberizon publish fixed prices per project type?
No. Every project is priced against the site, base-building condition, equipment package, and finish selections. The ranges on this page are 2026 Lower Mainland market indications so owners can budget realistically before design starts.
Next step
Get a real number for your specific project.
Send us the space, project type, and target timeline. We come back with a scoped estimate for your project — not a generic range.
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Before you commit to a space, drawings, budget, or construction timeline, let Oberizon review the project and help you understand what needs to be planned before construction starts.
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