Whether you're fitting out a new office, opening a restaurant, or refurbishing a retail unit, understanding fit out costs per square foot is the first step to a realistic budget. This guide covers average UK prices, sector‑by‑sector breakdowns, regional differences, and practical tips to help you control costs without compromising quality.
What are typical fit out costs per square foot in the UK?
Basic office fit out: £35 – £55 per sq ft
Medium‑spec office: £55 – £85 per sq ft
Restaurant / hospitality: £75 – £200+ per sq ft
Retail shop: £40 – £120 per sq ft
Gym / leisure: £45 – £110 per sq ft
All figures are estimated market averages and may not include loose furniture, IT, or VAT.
Fit out costs per square foot in the UK span a wide range because every business has different needs. The table below gives a realistic overview of what you can expect to pay for a complete fit out, including design, construction, M&E, and finishes. Prices exclude loose furniture, IT, and VAT unless stated.
| Sector | Basic Fit Out (£/sq ft) | Mid‑Range (£/sq ft) | High‑End (£/sq ft) |
|---|---|---|---|
| Office (Cat A) | £35 – £50 | £55 – £75 | £80 – £120 |
| Office (Cat B – tenant) | £45 – £65 | £70 – £100 | £110 – £180 |
| Restaurant / café | £75 – £110 | £120 – £170 | £180 – £250+ |
| Retail shop | £40 – £65 | £70 – £100 | £110 – £150 |
| Gym / fitness studio | £45 – £70 | £75 – £100 | £105 – £140 |
| Lab / cleanroom | £90 – £130 | £140 – £190 | £200 – £280 |
| Care home (communal areas) | £50 – £75 | £80 – £110 | £115 – £155 |
| Changing rooms (commercial) | £55 – £80 | £85 – £115 | £120 – £160 |
Note: Figures are estimated market averages. Actual quotes will vary with location, building condition, and programme.
Office fit out costs per square foot depend heavily on whether the space is delivered as Cat A (landlord’s basic finish) or Cat B (tenant’s full fit out). In regional UK cities, a good‑quality Cat B fit out averages £60–£85 per sq ft, while office fit out costs per square foot London can reach £100–£150 for a premium specification.
| Office Type | Cost per sq ft (excl. VAT) | What’s Typically Included |
|---|---|---|
| Cat A – shell & core | £30 – £50 | Raised floors, suspended ceilings, basic lighting, toilets, lobby |
| Cat B – standard | £50 – £80 | Partitions, doors, carpet, decoration, power & data, kitchenette |
| Cat B – premium | £85 – £150 | Feature ceilings, glazed partitions, bespoke joinery, AV, furniture |
| Cat B – London premium | £120 – £180+ | High‑end design, smart building integration, full FF&E package |
Restaurant fit out costs per square foot UK are among the highest because they include commercial kitchens, extraction, and specialist finishes. A typical UK restaurant fit out cost per square foot ranges from £85 for a simple café to £220+ for a fine‑dining establishment. London premiums add 20–35%.
Tip: Kitchen equipment alone can account for £25–£60 per sq ft. Always separate the kitchen fit out from the front‑of‑house when comparing quotes.
Retail fit out costs per square foot vary with the brand’s identity. A basic white‑box shop fit out starts around £40 per sq ft, while a fully branded flagship store can exceed £130 per sq ft. Retail shop fit out cost per square foot Dubai (AED) is often discussed for comparison, but UK rates remain competitive.
Specialist environments command higher costs. Lab fit out cost per square foot (UK equivalent) easily reaches £140–£280 due to ventilation and safety requirements. A UK gym fit out cost per square foot averages £55–£100, while changing room fit out cost per square foot commercial sits in the £60–£130 range. Care home fit out cost per square foot (UK) runs £60–£120 for communal areas.
Understanding where the money goes helps you prioritise. The table below breaks down a typical mid‑range office Cat B fit out.
| Cost Category | % of Total | £ per sq ft (approx.) |
|---|---|---|
| Design & project management | 8–12% | £5 – £9 |
| Partitions & drylining | 10–15% | £7 – £12 |
| Mechanical & electrical | 25–35% | £18 – £28 |
| Floor, wall & ceiling finishes | 12–18% | £8 – £14 |
| Joinery & built‑in furniture | 10–15% | £7 – £12 |
| Fixtures & fittings (FF&E) | 10–20% | £7 – £16 |
| Preliminaries & contingency | 5–10% | £4 – £8 |
London and the South East attract the highest fit out rates due to labour, logistics, and demand. Northern regions can be 15–25% cheaper.
| Region | Mid‑Range Office Cat B (£/sq ft) | Restaurant Mid‑Range (£/sq ft) |
|---|---|---|
| Central London | £90 – £140 | £140 – £210 |
| South East | £75 – £110 | £120 – £180 |
| Midlands | £60 – £85 | £100 – £150 |
| North England | £55 – £75 | £90 – £135 |
| Scotland | £58 – £80 | £95 – £140 |
| Wales | £55 – £78 | £90 – £130 |
| Northern Ireland | £52 – £75 | £88 – £125 |
A tenant fit out cost per square foot is always higher because it covers everything the business needs to operate. The landlord’s Cat A fit out stops at raised floors and suspended ceilings. Tenants must budget an additional £40–£130 per sq ft to make the space ready for occupation.
Use this simple formula to get a ballpark figure:
Estimated Total = Gross Area (sq ft) × Cost per sq ft (for your sector) + 10% contingency
Example: A 2,500 sq ft mid‑range restaurant at £130/sq ft = £325,000, plus 10% contingency = £357,500 (excl. VAT and kitchen equipment). Always obtain itemised quotes.
| Project | Area (sq ft) | Spec | Cost per sq ft | Total (excl. VAT) |
|---|---|---|---|---|
| Small office (regional) | 800 | Cat B standard | £62 | £49,600 |
| Mid‑size office (London) | 3,500 | Cat B premium | £115 | £402,500 |
| Casual dining restaurant | 1,800 | Mid‑range | £135 | £243,000 |
| Retail boutique | 600 | High‑end | £125 | £75,000 |
The pricing estimates in this guide have been compiled from UK contractor quotations, supplier pricing, industry‑reported averages, and market research. We consider average labour rates, material costs, regional variations, and project complexity. No proprietary data or fabricated studies have been used.
Our figures reflect typical design‑and‑build tender returns for small to medium‑sized projects outside of mega‑projects. They are presented as estimated market averages and should be validated with formal quotations for your specific space.
Editorial Note: This article is reviewed for accuracy and updated when meaningful market shifts occur.