Fit-out is usually the largest capital cost in any office decision — whether you refurbish where you are or move somewhere new. This guide explains what drives the number so you can budget early and compare quotes on a like-for-like basis.
Shell, Cat A, Cat A+ and Cat B: what you are paying for
- Shell and core: structure, lifts, common parts. Not usable as an office.
- Category A: the landlord's base finish — raised floors, ceilings, lighting, heating and cooling, toilets. Usable space but no rooms, kitchen or furniture.
- Cat A+ / fitted: the landlord adds meeting rooms, kitchen and furniture. Higher rent, much lower upfront cost.
- Category B: the occupier's fit-out — layout, rooms, kitchen, furniture, AV and IT. This is what most "fit-out cost" figures describe.
Indicative fit-out costs per sq ft
| Level | Typically includes | £ per sq ft (NIA) |
|---|---|---|
| Refresh / light refurbishment | Decoration, carpet, lighting upgrades, reuse of furniture | £30–£60 |
| Cat B, standard specification | Open-plan desks, meeting rooms, kitchen, basic AV | £60–£85 |
| Cat B, mid to high specification | More enclosed rooms, hospitality, better finishes and AV | £85–£110 |
| High specification / HQ | Bespoke joinery, extensive AV, feature spaces, heavy M&E changes | £110–£160+ |
Indicative London-weighted ranges excluding VAT, professional fees and furniture unless stated. Regional projects are often lower. Always confirm with a cost consultant for your building.
Worked example: a 5,000 sq ft standard Cat B fit-out at £60–£85 per sq ft is roughly £300,000–£425,000 before fees, furniture and VAT. Use the space calculator to estimate your floor area first.
What pushes the cost up or down
- Enclosed rooms: every wall, door and extra cooling adds cost; open space is cheaper.
- Mechanical and electrical changes: altering air conditioning, power and sprinklers is often the biggest variable.
- Kitchen and hospitality: a full café costs far more than a tea point.
- AV and technology: video-enabled meeting rooms add up quickly.
- Building condition: older buildings may need upgrades to meet energy (EPC/MEES) and safety rules.
- Working hours and access: out-of-hours or occupied-building work costs more.
- Reuse: keeping good furniture and existing rooms can save a meaningful share of the budget.
Costs often missed from the budget
- Professional fees — commonly around 8–12% of construction cost.
- Furniture, if not included in the fit-out quote.
- Landlord's licence to alter and their surveyor's fees.
- IT cabling, comms room and connectivity lead times.
- Contingency — typically 5–10% held back for surprises.
- Dilapidations on the space you leave, if you are moving.
- VAT, where it cannot be fully recovered.
Landlord contributions and rent-free periods
On a new lease, landlords often offer rent-free months or a capital contribution towards fit-out. Treat these as offsets against the fit-out bill and compare buildings on effective rent over the full term, not headline rent. If you are staying, a lease renewal can also be the moment to negotiate a contribution towards refurbishing in place.
How to compare fit-out quotes
- Give every bidder the same written brief and drawings.
- Check what is excluded: furniture, AV, IT, fees, VAT, out-of-hours work.
- Compare design and build against traditional tender on total cost and risk, not price alone.
- Ask how programme delays and design changes are priced.
- Confirm who handles landlord approvals and building control.
Related reading
Indicative guidance only. Costs vary by building, specification, location and market conditions. This is not a cost plan; professional advice tailored to your workplace is available with a free account.