The Alithos Advisory 2026 planning model estimates total dental office project cost at $604K to $668K for 3 operatories in leased space at standard finish, rising to $2.9M to $3.2M for 10 operatories built ground-up at premium finish with CBCT. A 4-operatory leased startup lands at $746K to $824K. These are planning ranges from a model whose inputs are checked against published industry cost ranges, not a survey of closed projects.
It is a parametric planning model. It runs the same formula as the Alithos cost estimator and the homepage benchmark table, and every input is published on this page, so you can rebuild any number with a spreadsheet.
It is not a survey, a sample of closed projects, a record of real build-out costs, or a quote. No dentist's actual invoices are in it. Your market, your site and your scope will move your number, sometimes a lot.
I publish this because most dentists see their first project budget from someone who is selling them part of the project. A model with open inputs gives you a neutral starting point to check those numbers against. Use it for a first budget, to sanity-check a quote, or to write about what dental offices cost. Then replace each line with priced quotes for your own project.
What does a dental office project cost by size?
Total project cost in the model runs from about $604,000 for a 3-operatory office in leased space at standard finish to about $3.2 million for a 10-operatory ground-up building at premium finish with CBCT. "Total" means build-out or construction, equipment, imaging, cabinetry, IT and furniture, soft costs and working capital. Land is not included.
| Size | Lease / TI · standard | Lease / TI · premium + CBCT | Ground-up · standard | Ground-up · premium + CBCT |
|---|---|---|---|---|
| 3 operatories 1,500 sq ft | $604K–$668K | $803K–$888K | $900K–$995K | $1,151K–$1,272K |
| 4 operatories 2,000 sq ft | $746K–$824K | $989K–$1,093K | $1,140K–$1,260K | $1,452K–$1,605K |
| 5 operatories 2,500 sq ft | $887K–$980K | $1,174K–$1,298K | $1,379K–$1,525K | $1,754K–$1,938K |
| 6 operatories 2,700 sq ft | $969K–$1,071K | $1,283K–$1,418K | $1,501K–$1,659K | $1,909K–$2,110K |
| 7 operatories 3,150 sq ft | $1,100K–$1,216K | $1,456K–$1,609K | $1,721K–$1,902K | $2,186K–$2,416K |
| 8 operatories 3,400 sq ft | $1,192K–$1,318K | $1,578K–$1,744K | $1,862K–$2,058K | $2,366K–$2,615K |
| 9 operatories 3,825 sq ft | $1,319K–$1,458K | $1,744K–$1,927K | $2,073K–$2,291K | $2,630K–$2,907K |
| 10 operatories 4,250 sq ft | $1,445K–$1,598K | $1,910K–$2,111K | $2,283K–$2,523K | $2,895K–$3,200K |
Three patterns stand out when you read across the table:
- The path is the biggest lever. At the same size and finish level, ground-up standard runs about 1.5 to 1.6 times the leased standard total. The construction rate doubles ($340 versus $170 per sq ft) and the cabinetry and soft-cost lines scale with it.
- Premium finish with CBCT adds about a third. In leased space, the premium column runs about 1.32 to 1.33 times the standard column at every size.
- Cost per operatory falls as you add chairs. A 3-op leased standard office works out to about $212,000 per operatory. At 10 ops it is about $152,000. Imaging, working capital and the IT base allowance are fixed, and the model's space per operatory drops from 500 to 425 sq ft as offices get larger.
For the line-by-line version of these numbers for a startup, see the dental practice startup costs guide. If you are still deciding how many chairs you need, the operatory square footage calculator uses the same space assumptions.
How is each total built?
Every cell in the table above is the sum of seven lines. Construction is square feet times a rate per square foot. Cabinetry is 10% of construction and soft costs (design, engineering, permits and similar fees) are 12% of construction. Equipment is a per-operatory figure, imaging is a flat package, IT and furniture is $45,000 plus $3,000 per operatory, and working capital is a flat $85,000. The tables below show each line at the midpoint, before the ±5% band is applied.
Construction is the largest single line in every scenario. It is 40% to 48% of the leased standard totals and 52% to 60% of the ground-up totals, which is why the build-out cost guide and the ground-up building guide spend most of their time on it.
Leased space, standard finish
$170 per sq ft, $42,000 per op, sensors + pano.
| Ops | Sq ft | Construction | Equipment | Imaging | Cabinetry | Soft costs | IT + furniture | Working capital | Total (midpoint) |
|---|---|---|---|---|---|---|---|---|---|
| 3 | 1,500 | $255,000 | $126,000 | $60,000 | $25,500 | $30,600 | $54,000 | $85,000 | $636,100 |
| 4 | 2,000 | $340,000 | $168,000 | $60,000 | $34,000 | $40,800 | $57,000 | $85,000 | $784,800 |
| 5 | 2,500 | $425,000 | $210,000 | $60,000 | $42,500 | $51,000 | $60,000 | $85,000 | $933,500 |
| 6 | 2,700 | $459,000 | $252,000 | $60,000 | $45,900 | $55,080 | $63,000 | $85,000 | $1,019,980 |
| 7 | 3,150 | $535,500 | $294,000 | $60,000 | $53,550 | $64,260 | $66,000 | $85,000 | $1,158,310 |
| 8 | 3,400 | $578,000 | $336,000 | $60,000 | $57,800 | $69,360 | $69,000 | $85,000 | $1,255,160 |
| 9 | 3,825 | $650,250 | $378,000 | $60,000 | $65,025 | $78,030 | $72,000 | $85,000 | $1,388,305 |
| 10 | 4,250 | $722,500 | $420,000 | $60,000 | $72,250 | $86,700 | $75,000 | $85,000 | $1,521,450 |
Leased space, premium finish with CBCT
$220 per sq ft, $58,000 per op, CBCT package.
| Ops | Sq ft | Construction | Equipment | Imaging | Cabinetry | Soft costs | IT + furniture | Working capital | Total (midpoint) |
|---|---|---|---|---|---|---|---|---|---|
| 3 | 1,500 | $330,000 | $174,000 | $130,000 | $33,000 | $39,600 | $54,000 | $85,000 | $845,600 |
| 4 | 2,000 | $440,000 | $232,000 | $130,000 | $44,000 | $52,800 | $57,000 | $85,000 | $1,040,800 |
| 5 | 2,500 | $550,000 | $290,000 | $130,000 | $55,000 | $66,000 | $60,000 | $85,000 | $1,236,000 |
| 6 | 2,700 | $594,000 | $348,000 | $130,000 | $59,400 | $71,280 | $63,000 | $85,000 | $1,350,680 |
| 7 | 3,150 | $693,000 | $406,000 | $130,000 | $69,300 | $83,160 | $66,000 | $85,000 | $1,532,460 |
| 8 | 3,400 | $748,000 | $464,000 | $130,000 | $74,800 | $89,760 | $69,000 | $85,000 | $1,660,560 |
| 9 | 3,825 | $841,500 | $522,000 | $130,000 | $84,150 | $100,980 | $72,000 | $85,000 | $1,835,630 |
| 10 | 4,250 | $935,000 | $580,000 | $130,000 | $93,500 | $112,200 | $75,000 | $85,000 | $2,010,700 |
Ground-up, standard finish
$340 per sq ft, $42,000 per op, sensors + pano; land not included.
| Ops | Sq ft | Construction | Equipment | Imaging | Cabinetry | Soft costs | IT + furniture | Working capital | Total (midpoint) |
|---|---|---|---|---|---|---|---|---|---|
| 3 | 1,500 | $510,000 | $126,000 | $60,000 | $51,000 | $61,200 | $54,000 | $85,000 | $947,200 |
| 4 | 2,000 | $680,000 | $168,000 | $60,000 | $68,000 | $81,600 | $57,000 | $85,000 | $1,199,600 |
| 5 | 2,500 | $850,000 | $210,000 | $60,000 | $85,000 | $102,000 | $60,000 | $85,000 | $1,452,000 |
| 6 | 2,700 | $918,000 | $252,000 | $60,000 | $91,800 | $110,160 | $63,000 | $85,000 | $1,579,960 |
| 7 | 3,150 | $1,071,000 | $294,000 | $60,000 | $107,100 | $128,520 | $66,000 | $85,000 | $1,811,620 |
| 8 | 3,400 | $1,156,000 | $336,000 | $60,000 | $115,600 | $138,720 | $69,000 | $85,000 | $1,960,320 |
| 9 | 3,825 | $1,300,500 | $378,000 | $60,000 | $130,050 | $156,060 | $72,000 | $85,000 | $2,181,610 |
| 10 | 4,250 | $1,445,000 | $420,000 | $60,000 | $144,500 | $173,400 | $75,000 | $85,000 | $2,402,900 |
Ground-up, premium finish with CBCT
$420 per sq ft, $58,000 per op, CBCT package; land not included.
| Ops | Sq ft | Construction | Equipment | Imaging | Cabinetry | Soft costs | IT + furniture | Working capital | Total (midpoint) |
|---|---|---|---|---|---|---|---|---|---|
| 3 | 1,500 | $630,000 | $174,000 | $130,000 | $63,000 | $75,600 | $54,000 | $85,000 | $1,211,600 |
| 4 | 2,000 | $840,000 | $232,000 | $130,000 | $84,000 | $100,800 | $57,000 | $85,000 | $1,528,800 |
| 5 | 2,500 | $1,050,000 | $290,000 | $130,000 | $105,000 | $126,000 | $60,000 | $85,000 | $1,846,000 |
| 6 | 2,700 | $1,134,000 | $348,000 | $130,000 | $113,400 | $136,080 | $63,000 | $85,000 | $2,009,480 |
| 7 | 3,150 | $1,323,000 | $406,000 | $130,000 | $132,300 | $158,760 | $66,000 | $85,000 | $2,301,060 |
| 8 | 3,400 | $1,428,000 | $464,000 | $130,000 | $142,800 | $171,360 | $69,000 | $85,000 | $2,490,160 |
| 9 | 3,825 | $1,606,500 | $522,000 | $130,000 | $160,650 | $192,780 | $72,000 | $85,000 | $2,768,930 |
| 10 | 4,250 | $1,785,000 | $580,000 | $130,000 | $178,500 | $214,200 | $75,000 | $85,000 | $3,047,700 |
Equipment and imaging are covered line by line in the dental equipment cost guide. The $85,000 working capital line is a default, not a recommendation for your practice. The working capital post explains how to size your own.
What monthly debt service does each total imply?
If the whole midpoint total were financed over 15 years at 8.25%, the monthly payment would run from about $6,200 for a 3-op leased standard office to about $29,600 for a 10-op ground-up premium building. That is the model's loan assumption, not a quote or a typical offer.
| Size | Lease / TI · standard | Lease / TI · premium + CBCT | Ground-up · standard | Ground-up · premium + CBCT |
|---|---|---|---|---|
| 3 operatories | $6,171 | $8,204 | $9,189 | $11,754 |
| 4 operatories | $7,614 | $10,097 | $11,638 | $14,832 |
| 5 operatories | $9,056 | $11,991 | $14,086 | $17,909 |
| 6 operatories | $9,895 | $13,103 | $15,328 | $19,495 |
| 7 operatories | $11,237 | $14,867 | $17,575 | $22,324 |
| 8 operatories | $12,177 | $16,110 | $19,018 | $24,158 |
| 9 operatories | $13,469 | $17,808 | $21,165 | $26,863 |
| 10 operatories | $14,760 | $19,507 | $23,312 | $29,567 |
Real financing is often not one 15-year loan. Under the SBA 7(a) program, for example, maturities run up to 25 years for real estate and generally up to 10 years for equipment and working capital (SBA) [7]. A ground-up project financed with a real estate loan and a shorter equipment loan will have a different payment than the blended figure here. The table is a way to see the order of magnitude, not to plan your loan.
The rate matters as much as the term. Here is the 4-op and 5-op leased standard scenario at three reference rates: the bank prime rate of 7.00% (Federal Reserve H.15, October 30, 2026) [5], the model's 8.25%, and 10.00%, which is the SBA's maximum variable rate on a 7(a) loan over $350,000 at today's prime (prime plus 3.0%) [6].
| Scenario | Midpoint total | Rate | Monthly payment | Annual payment × 1.25 |
|---|---|---|---|---|
| 4 ops, leased, standard | $784,800 | 7.00% (prime) | $7,054 | $105,810 |
| 4 ops, leased, standard | $784,800 | 8.25% (model) | $7,614 | $114,205 |
| 4 ops, leased, standard | $784,800 | 10.00% (SBA 7(a) cap) | $8,434 | $126,503 |
| 5 ops, leased, standard | $933,500 | 7.00% (prime) | $8,391 | $125,858 |
| 5 ops, leased, standard | $933,500 | 8.25% (model) | $9,056 | $135,844 |
| 5 ops, leased, standard | $933,500 | 10.00% (SBA 7(a) cap) | $10,031 | $150,472 |
The last column is the annual payment times 1.25. Many dental lenders look for a debt-service coverage ratio of at least 1.25 as a guideline rather than a strict minimum (ADA News, 2026) [8]. So it is a rough floor for the yearly cash flow the practice would need to cover this debt at that ratio, before your other debts and living costs. Run your own figures in the dental loan payment calculator and the DSCR calculator, and see the financing guide for how lenders look at a startup.
What are the model assumptions?
This is every input the model uses. They are planning assumptions I chose for a first-pass budget. They are not survey averages.
| Input | Value in the model |
|---|---|
| Space per operatory | 500 sq ft for 3–5 ops; 450 for 6–7 ops; 425 for 8 or more |
| Construction, leased space, standard | $170 per sq ft |
| Construction, leased space, premium | $220 per sq ft |
| Construction, ground-up, standard | $340 per sq ft |
| Construction, ground-up, premium | $420 per sq ft |
| Equipment per operatory | $42,000 standard; $58,000 premium |
| Imaging package | $60,000 standard (sensors + pano); $130,000 premium (with CBCT) |
| Cabinetry | 10% of construction |
| Soft costs | 12% of construction |
| IT and furniture | $45,000 + $3,000 per operatory |
| Working capital | $85,000, flat |
| Loan | 15 years (180 monthly payments) at 8.25%, on the midpoint total |
| Lender coverage standard | DSCR 1.25x (annual payment × 1.25) |
| Published range | Midpoint ±5%, rounded to the nearest $1,000 |
| Land | Not included |
"Premium" in this model always pairs premium finish with the CBCT imaging package, and "standard" pairs standard finish with sensors and a pano. In a real project you can mix them. The estimator lets you pick your own operatory count, path and finish level.
How were the model's ranges set?
The inputs are planning math set against published industry cost ranges. Each one is meant to land inside, or at a stated edge of, what published sources report. This table shows how they compare:
| Item | Alithos model | Published range | How they compare |
|---|---|---|---|
| Leasehold build-out | $170–$220 / sq ft | $150–$350 / sq ft, dental leasehold [2] | Inside the range, toward the lower half |
| Ground-up construction | $340–$420 / sq ft | Often $400 or more / sq ft [2] | On the conservative side; your market may run higher |
| Equipment, 4–5 ops, standard | $168,000–$210,000 | Often $100,000–$200,000 for a standard build [2] | Consistent; the 5-op figure sits just above the range |
| CBCT imaging package | $130,000 incl. sensors + pano | About $40,000–$150,000 for a new CBCT, vendor-published [4] | Inside vendor ranges |
| Loan rate | 8.25% | Prime 7.00% [5]; SBA 7(a) variable cap over $350K about 10.0% [6] | Between the two, as of October 30, 2026 |
For a wider reference point, JLL's 2026 benchmark puts the national average all-in fit-out for medical outpatient space at $412 per square foot, starting from a warm white box [3]. That figure is for medical, not dental, space, and "all-in" there includes soft costs, furniture and technology, so it does not compare directly with the model's construction rate. An ADA News expert column says opening a dental practice often takes $500,000 at minimum [9]. The model's smallest scenario, $604,000 to $668,000, sits above that floor.
What ±5% means. The published ranges are the midpoint times 0.95 and times 1.05. That is a display band. It is not a confidence interval and it has no statistical meaning. It is there so nobody reads a model output as a precise figure. Real projects can land well outside it.
The tables on this page are generated from the formula, not typed by hand. They should match the homepage table and the estimator. If you find a cell that does not, tell me at dan@alithos.co. The editorial policy explains how I source and update numbers.
What does the model leave out?
- Land. The ground-up columns cover the building and everything in it. Land, site acquisition costs and carrying costs are extra and vary too much by market to model.
- Regional adjustment. There is none. All figures are national planning numbers. Costs vary widely by region, and JLL notes that Northeast markets price higher than Sunbelt markets [3].
- A separate contingency line. The model has no contingency. Any cushion for surprises has to come from the ±5% band or from your own budget. I would not treat the band as a contingency.
- The condo path. Buying an office condo is not modeled. See the real estate guide for how it differs from leasing and building.
- Tenant improvement allowances. The leased columns show the gross finish-out cost. A landlord allowance would reduce what you fund, and allowances vary widely by market. The TI allowance calculator shows the effect.
- Simplified equipment and imaging tiers. There are only two packages each. Real equipment lists, brands, refurbished options and imaging choices produce a much wider spread.
- Financing costs. Loan fees, interest during construction and closing costs are not in the totals.
- Price changes. The figures are 2026 planning levels with no escalation for a project that starts later.
- It is not a quote. I am not a contractor, architect, lender or CPA, and nothing here is a bid, a loan offer or tax advice.
How should I cite this data?
If you use these figures in an article, a presentation or a lender package, please cite the model by name and edition and link to this page:
Alithos Advisory, Dental Office Project Cost Planning Model, 2026 edition, alithos.co/cost-benchmark
Please describe the numbers as a planning model, not a survey or an average of real projects, and keep the "land not included" note with any ground-up figure. If you quote one cell, include its operatory count, path and finish level, since the range is meaningless without them.
Can I download the data?
Yes. The full model output for all 32 scenarios is a free CSV: alithos-dental-cost-model-2026.csv. Dollar values are whole dollars. These are the columns:
| Column | Meaning |
|---|---|
| ops | Number of operatories (3–10) |
| sqft | Modeled office size in square feet |
| path | lease (leased space finish-out) or ground_up |
| level | standard (sensors + pano) or premium (with CBCT) |
| construction | Sq ft × construction rate |
| equipment | Operatories × equipment per op |
| imaging | Imaging package |
| cabinetry | 10% of construction |
| soft_costs | 12% of construction |
| it_furniture | $45,000 + $3,000 per op |
| working_capital | $85,000 |
| total_mid | Sum of the seven lines |
| total_low / total_high | total_mid × 0.95 / × 1.05 |
| monthly_payment | Payment on total_mid, 15 years at 8.25% |
What has changed in the model?
| Date | Change |
|---|---|
| First edition published: 32 scenarios, component tables, debt service at 8.25% over 15 years, CSV download. |
Frequently asked questions
Is this based on real closed dental office projects?
No. It is a parametric planning model. Each total is calculated from the inputs listed on this page (square feet per operatory, a construction rate, equipment per operatory and so on) that were set against published industry cost ranges. No actual project invoices are in it, and it should never be described as a survey or an average of real build-outs.
Why is land not included in the ground-up figures?
Land prices vary too much by market and by site to model at a national level. The ground-up columns cover the building and everything inside it, so add your land cost, closing costs and any site acquisition expenses on top.
Why are ground-up costs so much higher than leased space?
In leased space you finish out a suite inside a building the landlord already built. Ground-up means paying for the whole building as well. The model uses $340 to $420 per square foot for ground-up versus $170 to $220 for leased space, and cabinetry and soft costs scale with construction, so ground-up standard totals run about 1.5 to 1.6 times leased standard.
How often is the model updated?
I update it when its inputs need to move, for example when published cost ranges or interest rates change enough to matter. Every change is dated in the changelog on this page, and the homepage table, the estimator and this page all use the same formula.
Can I use this data in an article or presentation?
Yes. Please cite it as "Alithos Advisory, Dental Office Project Cost Planning Model, 2026 edition, alithos.co/cost-benchmark", link to this page, describe it as a planning model rather than survey data, and keep the land-not-included note with any ground-up figure.
How do I get a number for my own project?
Start with the free cost estimator, which uses the same formula with your operatory count, path and finish level. For a real budget built on your space, equipment list, market and lender, a Feasibility Check ($2,500 flat, credited toward the Budget Plan) or the Budget Plan ($7,500 to $10,000 flat fee) replaces the model numbers with your own.
The model gives you the shape of the number. Your own number needs your space, your equipment list, your market and your lender. A Feasibility Check ($2,500 flat, credited toward the Budget Plan) tests whether a project works. The Budget Plan ($7,500–$10,000 flat fee, scope in writing) builds the line-item budget. Start with a free Project Fit Call.
About these numbers. Every figure in the tables comes from the Alithos planning model and is a planning assumption, not a quote, a survey result or a record of closed projects. Market figures are cited below. I am not a contractor, architect, lender, attorney or CPA, and nothing here is legal, tax or investment advice. How we research and update this page.
Sources
- Alithos Advisory, Dental Office Project Cost Planning Model, 2026 edition (same formula as the estimator and tools/benchmark.mjs), alithos.co/#benchmark, 2026. Planning assumptions.
- Dental & Medical Counsel, A. Oromchian, "A Dental Lawyer's Guide to Your Dental Office Build-Out," dmcounsel.com, 2026.
- JLL, "Benchmarking the cost of fit-outs for today's outpatient care environment," jll.com, 2026.
- DuraPro Health, "2025 Dental CBCT Costs: What You Need to Know Before Buying," duraprohealth.com, 2025; and Maven Imaging, "How Much Does a CBCT Machine Cost?" mavenimaging.com, 2024. Vendor-published ranges.
- Board of Governors of the Federal Reserve System, H.15 Selected Interest Rates, federalreserve.gov, release of October 30, 2026.
- U.S. Small Business Administration, "7(a) loans," sba.gov, accessed 2026.
- U.S. Small Business Administration, "Terms, conditions, and eligibility," sba.gov, accessed 2026.
- ADA News, M. Jerkins, "Ask the Expert: How much debt is too much when buying a dental practice?" adanews.ada.org, 2026.
- ADA News, M. Jerkins, "Ask the Expert: How to be financially prepared for practice ownership," adanews.ada.org, 2025.