Life Science Lab Conversion Cost Calculator

Converting office to wet lab requires major HVAC, plumbing, and utility upgrades.

Total sqft

Wet lab %

Dry lab / office %

Wet lab $/sqft

Dry lab $/sqft

Core/shell upgrade $/sqft

Total conversion cost

$16,650,000

Blended $/sqft

$416

Core/shell subtotal

$4,800,000

How the math works

Total = core/shell + wet × wet rate + dry × dry rate.

40k × $120 + 22k × $420 + 18k × $145 = $4.8M + $9.24M + $2.61M = $16.65M = $416/sqft.

How to Use

Enter total sqft to convert.
Enter wet lab % of sqft.
Enter dry lab / office %.
Enter HVAC upgrade allowance.
Enter mechanical/utility upgrades.
Read total conversion cost per sqft.

Frequently Asked Questions

Office-to-lab conversion cost?

Core/shell upgrades (structural, HVAC, electrical, water/drainage): $80-200/sqft. Wet lab buildout: $250-650/sqft. Dry lab buildout: $100-200/sqft. Conditioned office within: $80-160/sqft. Total conversion: $180-450/sqft depending on intensity. Ground-up lab: $500-1,200/sqft (cheaper than deep retrofit in many cases). BSL-2/3 labs: +50-150% over standard.

What makes lab more expensive?

HVAC: 30-100 CFM/sqft (vs 0.5-2 CFM office) = 15-60× more air capacity. Separate zones per lab. 100% outside air (no recirculation). Chemical fume hoods: $40k-120k each + duct. Lab gas lines (CO2, N2, O2, vacuum, compressed air). Lab water (RO, DI, sterile). Autoclave/glasswash. Eyewash stations. Chemical storage (flam/acid cabinets). Emergency backup power (critical refrigerators, incubators).

Ceiling height and floor loading?

Office typical: 9-10 ft finished ceiling, floor load 50-80 psf. Lab needs: 14-18 ft structure-to-structure (12+ ft finished, 4-6 ft for overhead ductwork), floor load 100-150 psf for equipment (centrifuges, -80 freezers, microscopy). Retrofitting older office buildings with low floor-floor impossible; newer flex buildings possible with structural reinforcement. Core/shell biotech buildings: 14-18 ft floor-to-floor standard.

Rent premium?

Office rent Boston/Cambridge: $50-75/sqft. Lab rent: $85-150/sqft. Premium: $35-75/sqft = 60-100%. Pays for conversion capex + lease-up risk. Prime biotech markets (Boston, SF Bay, San Diego, Raleigh-Durham): lab rents have risen 50-80% 2020-2024. Oversupply now in some markets (post-pandemic overbuild + VC slowdown) causing rent softening. Still robust asset class long-term.