Whether you’re planning an office refurbishment, fitting out a new restaurant, or opening a retail store, understanding fit out costs per square metre is crucial for accurate budgeting. This guide breaks down average fit‑out costs across commercial, hospitality, and retail sectors in the UK, covering labour, materials, and regional price variations to help you plan your project with confidence.
How much does a fit out cost per square metre in the UK?
Basic office fit‑out: £400 – £800 per m²
High‑end office (Cat B): £1,000 – £1,500 per m²
Retail shop fit‑out: £300 – £700 per m²
Restaurant / hospitality: £1,200 – £2,500 per m²
Café / coffee shop: £800 – £1,500 per m²
Gym fit‑out: £500 – £1,200 per m²
These are estimated all‑inclusive market averages. VAT, professional fees, and structural alterations may be additional.
The fit out costs per square metre across the UK depend heavily on the type of property and the desired specification. From basic shell‑and‑core office spaces to fully equipped commercial kitchens, every sector has its own pricing band. The table below summarises typical all‑in costs, including labour, materials, M&E (mechanical and electrical) services, and project management.
| Sector / Type | Basic Fit‑Out (per m²) | Mid‑Range (per m²) | High‑End (per m²) |
|---|---|---|---|
| Office (Cat A) | £400 – £600 | £650 – £900 | £950 – £1,200 |
| Office (Cat B – furnished) | £800 – £1,000 | £1,000 – £1,300 | £1,300 – £1,500 |
| Retail shop | £300 – £500 | £500 – £700 | £700 – £1,000 |
| Restaurant | £1,200 – £1,600 | £1,600 – £2,000 | £2,000 – £2,500 |
| Bar / pub | £900 – £1,200 | £1,200 – £1,500 | £1,500 – £1,800 |
| Café / coffee shop | £800 – £1,000 | £1,000 – £1,300 | £1,300 – £1,500 |
| Gym / fitness centre | £500 – £800 | £800 – £1,000 | £1,000 – £1,200 |
| Dental practice | £1,500 – £1,800 | £1,800 – £2,200 | £2,200 – £2,500 |
All figures are estimated market averages and include contractor works, M&E, finishes, and basic professional fees. Structural alterations, landlord contributions, and VAT are excluded.
A commercial fit‑out involves far more than decoration. The table below breaks down the typical cost components for a mid‑range office Cat B fit‑out of around 200 m². Understanding this split helps you compare contractor quotations and avoid hidden charges.
| Cost Component | Percentage of Total | Estimated Cost (200 m² project) |
|---|---|---|
| Mechanical & electrical (M&E) | 25–35% | £50,000 – £105,000 |
| Partitions, ceilings & flooring | 20–25% | £40,000 – £75,000 |
| Joinery & bespoke fittings | 15–20% | £30,000 – £60,000 |
| Decorating & finishes | 8–12% | £16,000 – £36,000 |
| IT & data infrastructure | 5–10% | £10,000 – £30,000 |
| Professional fees (architect, PM, CDM) | 8–12% | £16,000 – £36,000 |
| Contingency | 5–10% | £10,000 – £30,000 |
| Total Estimated Range | 100% | £172,000 – £372,000 |
VAT Note: Most commercial fit‑out contractors are VAT‑registered and will add 20% VAT to their invoices. Always confirm VAT treatment, especially if you are VAT‑registered yourself and can reclaim input tax. Some charity or new‑build projects may qualify for reduced VAT rates.
Office fit out costs per square metre in the UK are usually categorised as Cat A (basic landlord finish) or Cat B (fully fitted and furnished). A Cat A fit‑out with raised floors, suspended ceilings, and basic lighting typically ranges from £400 to £900 per m². A Cat B fit‑out, which includes meeting rooms, kitchens, furniture, and IT cabling, pushes costs to £1,000 to £1,500 per m². In prime London postcodes, high‑end Cat B can exceed £1,800/m².
Key cost drivers for offices include the density of workstations, the need for soundproofed meeting pods, the complexity of the HVAC system, and the level of smart‑building technology. Open‑plan spaces are generally cheaper to fit out than cellular offices.
Retail fit out cost per square metre varies widely depending on whether you’re opening a simple pop‑up shop or a flagship store. Basic retail fit‑outs, including flooring, lighting, and standard shelving, can start as low as £300–£500/m². Mid‑range branded stores with custom display units, feature lighting, and security systems typically cost £500–£700/m², while premium high‑street retailers may invest £700–£1,000/m² or more. Shop fitting often has tighter deadlines, which can push labour costs higher.
Hospitality fit‑outs are among the most expensive due to commercial kitchen requirements, extraction systems, and strict hygiene regulations. Restaurant fit out cost per square metre UK figures typically start at £1,200/m² for a casual dining setup and can reach £2,500/m² for fine dining with bespoke interiors. Bar fit out costs are slightly lower, averaging £900–£1,800/m². The key expenses are kitchen equipment, ventilation, fire suppression systems, and durable flooring that can withstand heavy traffic.
A cafe fit out cost per square metre in the UK generally falls between £800 and £1,500, depending on the style and equipment needed. A simple coffee shop with a counter, limited seating, and off‑the‑shelf furniture can be fitted out for around £800–£1,000/m², while a specialty café with a full kitchen, custom joinery, and premium finishes will push towards £1,300–£1,500/m². Many cafe projects also require specific ventilation and extraction for coffee roasting or food preparation.
Fit out costs per square metre gym projects range from £500 to £1,200. A basic gym with rubber flooring, mirrors, and standard equipment starts at the lower end, while a boutique fitness studio with specialised lighting, sound systems, and high‑end changing rooms reaches the upper end. Dental fit out costs per square metre are significantly higher, typically £1,500–£2,500/m², due to the need for dental chairs, compressed air and suction systems, radiation shielding, and strict CQC compliance.
Fit‑out costs are not uniform across the UK. London and the South East command a premium of 15–30% over the national average, mainly due to higher labour rates, congestion charges, and more expensive site logistics. The table below compares indicative office Cat B fit‑out costs by region.
| Region | Office Cat B Fit‑Out (per m²) | Price Difference vs UK Average |
|---|---|---|
| London | £1,100 – £1,600 | +20% to +30% |
| South East | £950 – £1,400 | +10% to +15% |
| Midlands | £800 – £1,200 | On average |
| North England | £700 – £1,050 | -10% to -15% |
| Scotland | £750 – £1,100 | -5% to -10% |
| Wales | £700 – £1,000 | -10% to -15% |
| Northern Ireland | £650 – £950 | -10% to -20% |
Regional figures are approximate and based on contractor quotation data. Individual project costs will vary with specification and site conditions.
Many variables influence the final bill. Being aware of these can help you manage your budget and communicate more effectively with contractors:
While every project is unique, you can use a simple formula to arrive at an initial budget. This is not a substitute for detailed quotations but gives a reliable starting point.
Estimated Budget = (Gross Internal Area in m² × Sector Rate) + 15% Contingency + Professional Fees
Professional fees are typically 8–12% of the construction cost. If the building requires structural alterations or landlord consent, add a further 5–10%.
For a 100 m² Cat B office in the Midlands at £1,000/m², the estimated total would be approximately £100,000 + £15,000 contingency + £10,000 fees = £125,000 excluding VAT. Always obtain three competitive tenders for an accurate price.
These three realistic scenarios illustrate how costs scale with project size and specification:
| Project | Area | Specification | Cost per m² | Total (excl. VAT) |
|---|---|---|---|---|
| Small retail unit | 60 m² | Basic shop fit‑out, standard shelving, LED lighting | £450 | £27,000 |
| Medium restaurant | 150 m² | Commercial kitchen, extraction, bespoke banquette seating, bar | £1,900 | £285,000 |
| Large open‑plan office | 500 m² | Cat B fit‑out, glass partitions, meeting rooms, breakout area, new HVAC | £1,200 | £600,000 |
These are illustrative examples based on market averages. Your actual costs will depend on the building, location, and chosen finishes.
The pricing estimates presented in this article have been compiled using a combination of:
Our estimates consider average labour rates for fit‑out trades across the UK, material costs from major suppliers, regional variations in contractor overheads, and the typical complexity of different project types. No proprietary or confidential data has been used. All figures are presented as estimated market averages and should be used for initial budgeting guidance only.
Editorial Review: Every article is reviewed for accuracy, readability, pricing consistency, and user usefulness before publication. This article is periodically reviewed and updated when significant market shifts affect fit‑out costs.