Planning a new workspace or refurbishment? Understanding office fit out costs per square metre is essential for accurate budgeting. This guide covers average UK pricing, Cat A vs Cat B comparisons, regional differences, and practical tips to help you control your commercial office fit out costs per square metre.
How much does an office fit out cost per square metre in the UK?
Basic Cat A finish: £300 – £600 per m²
Mid‑range Cat B fit out: £600 – £1,000 per m²
Premium Cat B with high‑end furniture: £1,000 – £2,000+ per m²
These are estimated total project costs (design, labour, materials). VAT and professional fees are additional.
The office fit out cost per square metre in the UK varies widely depending on the level of finish, specification, and location. A basic Cat A (landlord) fit out typically falls between £300 and £600 per m², while a fully fitted Cat B workspace ready for occupation ranges from £600 to £2,000+ per m². The table below summarises the most common scenarios.
| Fit Out Category | Cost Range (per m²) | What’s Typically Included | Best For |
|---|---|---|---|
| Basic Cat A | £300 – £600 | Raised floors, suspended ceilings, basic lighting, HVAC, fire detection, toilet cores | Landlords preparing space for letting |
| Standard Cat B | £600 – £1,000 | Partitioning, decoration, carpet/flooring, bespoke lighting, tea points, basic furniture | Small to medium businesses moving into a managed office |
| High‑Spec Cat B | £1,000 – £1,600 | Glazed partitions, feature joinery, premium furniture, AV systems, breakout zones, branding | Professional services, tech firms, HQ offices |
| Premium / Design‑Led | £1,600 – £2,500+ | Bespoke design, high‑end finishes, smart building integration, wellness features, extensive bespoke joinery | Flagship offices, creative studios, corporate HQs |
Note: Figures are estimated market averages. Actual quotes will vary by location, complexity, and contractor selection. International comparisons — such as the getcontractor.sg office fit out cost per square metre Singapore guide or office fit out costs per square metre Melbourne benchmarks — can be helpful context, but UK labour and material rates are distinct.
In the UK commercial property market, the terms Cat A and Cat B define two distinct stages of office fit out. Understanding the difference is critical when comparing office fit out costs per square metre.
Cat A delivers a blank canvas with all essential building services operational. It typically includes raised access floors, suspended ceilings with modular lighting, basic heating and cooling, fire alarms, and finished toilet cores. Walls are usually bare plaster or painted white. This level is often provided by the landlord as part of a lease agreement.
Cat B is the occupier’s own transformation — everything needed to make the space functional and on‑brand. This includes partitioning, doors, bespoke lighting, power and data points, floor finishes, decoration, kitchenettes, meeting rooms, furniture, and AV equipment. Because the scope varies enormously, Cat B office fit out cost per square metre can range from £600 for a simple open‑plan layout to over £2,000 for a highly serviced, design‑intensive environment.
Key tip: When reviewing quotes, always clarify whether the per‑square‑metre rate refers to Cat A, Cat B, or a combined total. Mixing the two can lead to significant budget overruns.
A typical office fit out budget is split across several work packages. The table below shows approximate allocations for a mid‑range Cat B project, helping you see where your investment goes.
| Component | Approx. % of Total | Typical Cost (per m²) | Notes |
|---|---|---|---|
| Design & Project Management | 8–12% | £55 – £120 | Includes architect, engineer, PM fees |
| Strip‑out & Enabling Works | 3–6% | £20 – £60 | Removal of existing partitions, flooring, etc. |
| Partitions & Doors | 10–15% | £70 – £150 | Stud walls, glazed screens, door sets |
| Flooring | 6–10% | £40 – £100 | Carpet tiles, vinyl, raised floor finishes |
| Ceilings & Lighting | 8–12% | £55 – £130 | Grid ceilings, LED panels, feature lighting |
| Mechanical & Electrical (M&E) | 15–22% | £100 – £250 | Air conditioning, power, data, fire alarms |
| Furniture, Fixtures & Equipment | 15–25% | £100 – £500 | Desks, chairs, storage, breakout furniture |
| IT & AV Infrastructure | 5–10% | £35 – £110 | Cabling, servers, screens, conferencing |
| Decoration & Branding | 4–8% | £30 – £90 | Painting, graphics, signage |
| Contingency | 5–10% | £35 – £110 | Unforeseen works or specification changes |
All figures are estimated market averages. Use this breakdown to cross‑check contractor quotations and identify areas for value engineering.
As with most construction services, office fit out costs per square metre UK are higher in London and the South East. The table below compares typical Cat B costs by region.
| Region | Cat B Cost (per m²) | Premium vs UK Average |
|---|---|---|
| London | £800 – £1,800 | +15% to +30% |
| South East | £700 – £1,500 | +10% to +15% |
| Midlands | £600 – £1,200 | On average |
| North England | £550 – £1,100 | -5% to -15% |
| Scotland | £580 – £1,150 | -5% to -10% |
| Wales | £550 – £1,050 | -10% to -15% |
| Northern Ireland | £520 – £1,000 | -10% to -20% |
Regional estimates are based on contractor quotation data and market research. For reference, office fit out costs per square metre Sydney or Melbourne tend to be higher due to different labour and material markets, so UK businesses often find domestic fit outs more competitive.
Several variables can push your commercial office fit out costs per square metre up or down. Knowing them helps you manage your budget effectively:
While a precise figure requires a detailed design, you can use this estimation formula to set an initial budget.
Estimated Total Cost = Floor Area (m²) × Fit Out Rate (£/m²) + Contingency (10%)
The fit out rate depends on your chosen Cat B specification. Always include a 10% contingency for unforeseen conditions.
For a London‑based high‑spec fit out of 500 m² at £1,400/m², the estimated total would be approximately £770,000 plus VAT. Always obtain at least three competitive tenders for a reliable figure.
To give you a better sense of real‑world pricing, here are three typical office fit out scenarios:
| Project | Area | Specification | Cost per m² | Total (excl. VAT) |
|---|---|---|---|---|
| Small serviced office | 80 m² | Cat B, simple open‑plan, carpet tiles, basic furniture | £680 | £54,400 |
| Medium professional firm | 250 m² | Cat B, glazed partitions, meeting rooms, tea point, mid‑range furniture | £950 | £237,500 |
| Large corporate HQ | 800 m² | High‑spec Cat B, feature joinery, smart lighting, AV, premium furniture | £1,550 | £1,240,000 |
These are illustrative examples only. Actual costs depend on location, contractor, and detailed scope of works.
The pricing estimates in this article have been compiled using:
Our estimates consider average professional fees, labour rates, material costs, regional variations, and project complexity. No proprietary or confidential data has been used. All figures are presented as market averages and should be treated as indicative budgeting guides. For an accurate, project‑specific estimate, always engage a qualified quantity surveyor or design‑and‑build contractor.
Editorial Review: Every article is reviewed for accuracy, readability, and user usefulness. This guide is periodically updated when significant market shifts occur in the UK office fit out sector.