Technology Fit-Out Checklist for a New Commercial Office Building in Bangladesh

A new commercial office building in Bangladesh is a 20–30 year investment. The technology systems installed during fit-out will shape the building's operating costs, tenant experience, and market positioning for decades. Getting the specification right — comprehensive enough to support Grade A ambitions, practical enough to fit the budget — requires a systematic approach.

This checklist covers every major technology system that a new commercial office building in Bangladesh should include, with technical specifications, key decision points, and typical cost benchmarks as a percentage of total construction cost. Whether you are a developer specifying a tower in Gulshan, a project manager overseeing a mid-rise in Banani, or a facilities director planning a corporate HQ in Bashundhara, use this checklist to ensure nothing is missed.

System 1: Structured Cabling (Cat 6A, Fibre Backbone)

What it is: The copper and fibre cable infrastructure that provides network connectivity to every desk position, meeting room, and equipment location in the building.

Key specifications:

• Horizontal cabling: Category 6A (ISO/IEC 11801 Class EA) UTP or F/UTP from each floor distribution frame to wall outlets. Support 10 Gbps over 100 metres. Maximum 90 metres channel length from distribution frame to outlet.
• Backbone cabling: OM4 multimode fibre (or OS2 singlemode for inter-building) from main distribution frame (MDF) in basement or ground floor telecommunications room to floor distribution frames (FDFs) on each floor.
• Outlet density: Minimum 2 data outlets per workstation position, 4–6 outlets per meeting room, dedicated outlets for security cameras, access control readers, and AV equipment.
• Certification: All installed links must be field-tested and certified to the specified performance standard. Certification reports from a calibrated tester (Fluke DSX series) are required as project documentation.

Key decision points: Choose between UTP (unshielded) and F/UTP (foil-shielded). F/UTP provides better noise immunity in high-density cable environments and is recommended for buildings with many parallel cable runs. Specify the cable and connectivity brand (CommScope, Legrand, Nexans, Panduit) to ensure consistent performance across all links.

Budget benchmark: Structured cabling typically represents 2–4% of total building construction cost for a well-specified commercial office. For a 10,000 m² building with a construction cost of BDT 50 crore, structured cabling budget is BDT 1–2 crore.

System 2: Access Control (Main Entrance, Floor Lobbies, Car Park)

What it is: Electronic access control systems that restrict and log entry to building zones — replacing mechanical locks with managed, auditable credentials.

Key specifications:

• Main lobby: RFID turnstiles or speedgates (optical beam type for clean aesthetic in Grade A lobbies), integrated with the access control management platform. Support HID iCLASS, MIFARE DESFire, or equivalent high-security card formats.
• Lift control: Integration with lift controller via relay or IP interface — restricts lift destinations to authorised floors per card credential. Required for multi-tenant isolation.
• Floor lobbies: Card readers at each floor's lift lobby entry door. For multi-tenant buildings, floor access is managed per tenant zone.
• Car park: Vehicle access control via ANPR (see System 8) or vehicle tag/RFID at car park entrance/exit. Pedestrian entry via card reader at car park to lobby connection.
• Management platform: Web-based access control management software. Must support multi-tenant portal (separate login for each tenant to manage their own floor credentials), full audit log, and integration with HR systems for automated onboarding/offboarding.

Key decision points: Choose the card format carefully — it determines which readers and controllers are compatible and affects future upgrade paths. HID iCLASS or MIFARE DESFire EV2 are recommended over older MIFARE Classic (which has known security vulnerabilities). Select an access control platform that supports the anticipated tenant count and user count with room for growth.

Budget benchmark: 3–5% of construction cost for a comprehensive multi-tenant access control system including turnstiles, lift control, floor readers, and management platform.

System 3: CCTV (Lobby, Corridors, Car Park, Lift Lobbies)

What it is: IP camera surveillance system covering all common areas of the building.

Key specifications:

• Lobby cameras: 4 MP or higher resolution, WDR (Wide Dynamic Range) for high-contrast entrance lighting, fixed or motorised varifocal lens for scene adjustment after installation.
• Corridor cameras: 2–4 MP fixed dome cameras at 10–15 metre intervals, providing continuous corridor coverage without dead zones.
• Lift car cameras: Compact IP dome cameras in each lift car (minimum 1 per car), capturing the full lift interior.
• Lift lobby cameras: One camera per floor lift lobby, positioned to capture faces of persons exiting the lift.
• Car park cameras: 2–4 MP with IR illumination for night coverage. Supplemented by ANPR cameras at entry/exit lanes.
• Recording: NVR with RAID storage. 30–90 day retention depending on building security policy. VMS (Video Management System) accessible from security desk and property management office.
• Integration: CCTV integrated with access control — camera events triggered by access control alarms. VMS integration with video wall in security room if SOC is provided.

Key decision points: Hikvision and Dahua are the most cost-effective options for standard commercial coverage. Axis and Bosch are preferred where cybersecurity certification or international tenant expectations prioritise higher-end brands. Specify the VMS platform separately from the camera hardware — leading VMS platforms (Milestone, Genetec, Hikvision HikCentral) support multiple camera brands, reducing brand lock-in.

Budget benchmark: 2–4% of construction cost for a comprehensive CCTV system including cameras, NVR, VMS, and security room equipment.

System 4: Fire Alarm System (Addressable)

What it is: Addressable automatic fire detection and alarm system covering the entire building.

Key specifications:

• Panel type: Addressable fire alarm control panel (FACP) with sufficient loop capacity for all installed detectors. For large buildings, multi-panel systems with loop expanders. Brands: Hochiki, Apollo, Notifier, Bosch.
• Detector types: Optical smoke detectors in offices and common areas; heat detectors in kitchens, plant rooms, and car park. Addressable manual call points at all exit routes. Beam detectors for atrium spaces with high ceilings.
• Alarm devices: Addressable sounders with visual alarm devices (strobes) at each alarm point. EN 54-3 certified. Horn output sufficient to exceed ambient noise by 75 dB(A) minimum.
• Fire alarm monitoring: Remote signalling to FSCD monitoring (required for NOC compliance). Fault monitoring to building management or BMS.
• Integration: Fire alarm output to voice alarm PA system for automated evacuation announcement. Fire alarm output to lift controller for fire service mode. Fire alarm output to BMS for HVAC shutdown.

Key decision points: Select a fire alarm brand with FSCD-accepted certifications (EN 54 is the most widely accepted). Ensure panel design provides adequate addressable loop capacity for building expansion without panel replacement. Plan detector head locations during fit-out to avoid conflicts with HVAC diffusers (minimum 500mm clearance required).

Budget benchmark: 1.5–3% of construction cost for a comprehensive addressable fire alarm system.

System 5: BMS (HVAC, Lighting, Energy Metering)

What it is: Building Management System integrating HVAC control, lighting control, and energy metering into a centralised management platform.

Key specifications:

• HVAC control: DDC (Direct Digital Control) controllers on all AHUs, chillers, cooling towers, and FCUs. Occupancy-based scheduling. Integration with BAS (Building Automation System) sensors (temperature, CO2, occupancy).
• Lighting control: DALI controllers for office and common area lighting. Occupancy sensors in all offices, meeting rooms, and corridors. Daylight sensors in perimeter zones.
• Energy metering: Smart energy meters at main incomer, per-floor sub-meters, and per-tenant sub-meters. Real-time data collection to BMS energy dashboard.
• BMS platform: Web-based graphical BMS operator interface with floor plan overlays. Remote access capability. Alarm management. Energy reporting. BMS platform: Schneider Electric EcoStruxure, Siemens Desigo, or Honeywell Niagara.

Key decision points: The BMS platform choice is a 15–20 year commitment — choose a platform with strong Bangladesh market support, available certified engineers, and a product roadmap that ensures continued software updates. Open protocol BMS (BACnet, Modbus) is strongly preferred over proprietary protocols to avoid single-vendor lock-in for future upgrades.

Budget benchmark: 4–7% of M&E cost (not total construction cost) for a full BMS including HVAC DDC controls, DALI lighting, and energy metering. On a 10,000 m² building, typically BDT 60–120 lakh.

System 6: PA System (Emergency + Background Music)

What it is: IP public address system providing building-wide voice communication, emergency evacuation broadcasts, and background music in common areas.

Key specifications:

• System type: IP PA (digital audio over Ethernet). Addressable zones minimum one per floor; per-zone level for lobbies, car park, and common areas.
• Life safety compliance: Voice alarm controller certified to EN 54-16. Fire alarm triggered emergency messages. Pre-recorded Bangla and English evacuation messages.
• Background music: IP PA supporting BGM distribution to lobby, corridors, and common areas. Priority override for PA announcements and emergency broadcasts.
• Microphone stations: Priority microphone station at security desk (highest priority). Secondary microphone at reception. Emergency microphone at fire command room.
• Outdoor coverage: Horn speakers or column speakers at external areas, car park entrance, and emergency assembly points.

Key decision points: Select an IP PA brand with EN 54-16 certification for the voice alarm controller (Bosch Praesideo for highest specification; DSPPA for commercial applications). Ensure the fire alarm integration interface is compatible with the selected fire alarm panel brand.

Budget benchmark: 1–2% of construction cost for a comprehensive IP PA and voice alarm system.

System 7: AV in Common Areas (Reception Displays, Meeting Rooms)

What it is: Audio-visual systems for common areas — information displays in the lobby, and AV rough-in for tenant meeting rooms.

Key specifications:

• Reception/lobby displays: Commercial-grade LCD or LED display panels (Samsung, LG, or equivalent commercial panels — not consumer TVs) with digital signage player. Content management system accessible by property management for building directory, announcements, and branding.
• Meeting room infrastructure (rough-in): Conduit and junction boxes pre-installed for AV systems in all meeting rooms and conference rooms. Individual tenants typically specify and install their own meeting room AV, but the building should provide the infrastructure conduit to avoid later ceiling and wall disruption.
• Lift LCD displays: Small LCD screens in lift cars for building directory and announcements — a feature expected in Grade A buildings.

Budget benchmark: 0.5–1% of construction cost for common area AV including lobby displays and lift car screens.

System 8: Parking Management (ANPR, Guidance)

What it is: Automated parking management system for basement and above-ground car parks.

Key specifications:

• Entry/exit ANPR: ANPR cameras at each vehicle entry and exit lane. Integrated with parking management software for pre-registered tenant vehicles (barrier-free entry) and visitor ticketing.
• Boom barriers: Heavy-duty automatic boom barriers at each entry/exit lane, integrated with ANPR for authorised vehicle identification.
• Space guidance system: Ultrasonic sensors above each parking bay with LED indicators. Floor-level LCD displays at deck entries showing available spaces per level.
• Management software: Web-based parking management with real-time occupancy view, historical utilisation reports, and tenant vehicle registration management.
• Payment system (for visitor parking): Automated payment kiosk or app payment for visitor parking fees.

Budget benchmark: 1–2% of construction cost for a comprehensive parking management system including ANPR, barriers, guidance sensors, and software.

Typical Technology Budget as a Percentage of Construction Cost

For a Grade A commercial office building in Bangladesh (8–20 floors, 8,000–20,000 m²), technology systems typically represent:

For a building with a construction cost of BDT 60 crore, technology systems represent BDT 7.8–15 crore. This is a significant line item — and one that is frequently under-budgeted in early-stage project feasibility. Early engagement with a technology systems integrator during design development helps ensure that the budget reflects the full cost of a well-specified system, avoiding the painful value engineering that produces under-specified buildings.

Getting the Specification Right

Every item on this checklist has detailed technical decisions beneath the surface — card format choices, VMS platform selection, BMS protocol standards, DALI vs. conventional lighting, sprinkler design standards. The decisions made at the specification stage are difficult to change without significant cost once the building is under construction.

SSAL's commercial real estate technology team works with developers from concept design through commissioning. We provide technology specifications appropriate to the building's market position, design integration services coordinating technology systems with MEP engineers, and full supply-install-commission services for all technology systems on this checklist.

Get Free Consultation — Contact SSAL early in your development planning process. A brief conversation with our technology specification team can prevent costly specification errors and ensure your building is positioned to attract and retain the tenants your investment deserves.