Office Refurbishment Costs Per Square Metre UK: Complete Pricing Guide
Whether you are planning a CAT A shell-and-core upgrade or a full CAT B fit-out, understanding office refurbishment costs per square metre is essential for accurate budgeting. This guide breaks down average UK rates, regional variations, historical trends, and the key factors that influence your final bill.
Quick Answer
What are typical office refurbishment costs per square metre in the UK?
Basic / light refurbishment: £600 – £1,000 per m²
Mid-range CAT B fit-out: £1,000 – £1,800 per m²
High-end / design-led refurbishment: £1,800 – £3,200+ per m²
CAT A shell & core: £500 – £1,200 per m²
These are estimated market averages. Costs vary with location, specification, and project complexity. Always obtain detailed quotations.
Average Office Refurbishment Costs Per Square Metre UK
The cost of repairing and refurbishing office buildings per square metre varies widely. A basic refresh – new carpet, paint, minor electrical works – starts at around £600 per m², while a comprehensive CAT B fit-out in a prime London location can exceed £3,000 per m². The table below summarises typical price bands.
| Refurbishment Level |
Typical Cost per m² (excl. VAT) |
What’s Included |
| Light Refresh |
£600 – £1,000 |
Redecoration, carpet/flooring replacement, minor electrical, basic lighting |
| Mid-Range CAT B |
£1,000 – £1,800 |
New partitions, suspended ceilings, LED lighting, kitchenette, data cabling, air conditioning upgrade |
| High-End Fit-Out |
£1,800 – £3,200+ |
Bespoke joinery, design-led finishes, advanced AV, furniture, acoustic treatments, smart building technology |
| CAT A Shell & Core |
£500 – £1,200 |
Raised floors, suspended ceilings, basic M&E, fire detection, common areas |
Figures are estimated market averages based on contractor quotations and industry data. Actual costs depend on building condition, location, and specification.
CAT A vs CAT B Office Refurbishment Costs
One of the most common search queries is “cat a office refurbishment costs per square metre 2018” – while historical data is useful, today’s market shows clear price separation. CAT A (Category A) delivers a functional shell; CAT B (Category B) makes the space ready for occupation. The table below compares both.
| Fit-Out Category |
Cost per m² (excl. VAT) |
Key Elements |
| CAT A |
£500 – £1,200 |
Raised access floors, suspended ceilings, basic lighting, mechanical ventilation, fire alarms, toilet cores |
| CAT B (Standard) |
£800 – £1,600 |
Partition walls, doors, final floor finishes, feature lighting, power and data points, tea point, decoration |
| CAT B (Premium) |
£1,600 – £2,800 |
High-spec glazed partitions, bespoke joinery, furniture, advanced AV systems, acoustic solutions, branding elements |
Most businesses start with a CAT A landlord’s provision and then budget for CAT B works. If you are taking a new lease, always clarify what the landlord includes in the base build.
Historical Office Refurbishment Costs Per Square Metre (2016–2019)
Users often ask about “office refurbishment costs per square metre 2016”, “2017”, “2018”, and “2019”. While exact recorded data is limited, the table below provides estimated market averages for a mid-range CAT B refurbishment during those years, derived from contractor pricing trends and inflation adjustments.
| Year |
Estimated Cost per m² (Mid-Range CAT B) |
Notes |
| 2016 |
£550 – £900 |
Steady market; materials inflation low |
| 2017 |
£600 – £1,000 |
Slight increase driven by skilled labour demand |
| 2018 |
£650 – £1,100 |
Brexit uncertainty impacted some tender prices |
| 2019 |
£700 – £1,200 |
Rising material and labour costs pushed upper range |
These figures are retrospective estimates and should not be taken as precise historical benchmarks. They are useful for trend comparison only.
Regional Pricing Differences Across the UK
Office refurbishment costs per square metre can shift by 20% or more depending on region. London and the South East command the highest rates, while refurbishment in Northern England, Scotland, Wales and Northern Ireland tends to be more affordable.
| Region |
CAT B Mid-Range (per m²) |
Difference vs UK Average |
| London |
£1,400 – £2,600 |
+20% to +35% |
| South East |
£1,200 – £2,200 |
+10% to +20% |
| Midlands |
£950 – £1,800 |
Close to average |
| North England |
£800 – £1,500 |
-10% to -20% |
| Scotland |
£850 – £1,600 |
-5% to -15% |
| Wales |
£800 – £1,450 |
-10% to -20% |
| Northern Ireland |
£750 – £1,400 |
-15% to -25% |
What’s Included in an Office Refurbishment? (Cost Breakdown)
A full office refurbishment combines several trade packages. The table below breaks down typical cost components for a mid-range CAT B fit-out of 200 m².
| Element |
Approx. Cost per m² |
For 200 m² Project |
| Partitioning & drylining |
£120 – £250 |
£24,000 – £50,000 |
| Suspended ceilings |
£40 – £80 |
£8,000 – £16,000 |
| Flooring (carpet / LVT) |
£30 – £70 |
£6,000 – £14,000 |
| Electrical & data |
£80 – £160 |
£16,000 – £32,000 |
| Lighting (LED) |
£50 – £120 |
£10,000 – £24,000 |
| HVAC / air conditioning |
£100 – £200 |
£20,000 – £40,000 |
| Decoration & finishes |
£30 – £70 |
£6,000 – £14,000 |
| Kitchenette / tea point |
£15 – £40 |
£3,000 – £8,000 |
| Preliminaries & management |
10–15% of total |
Included above |
| Total Estimated Range |
£1,000 – £1,800 |
£200,000 – £360,000 |
Costs are indicative and exclude VAT. Specialist items (e.g., security systems, furniture) are additional.
Key Factors That Affect Office Refurbishment Costs
- Building condition: Older buildings may require asbestos surveys, structural alterations, or service upgrades that add to the base cost.
- Specification level: High-end finishes, bespoke joinery, and advanced technology packages increase the per-square-metre rate significantly.
- Access & logistics: Upper-floor offices, restricted working hours, or difficult site access can inflate labour and material handling costs.
- M&E complexity: Major upgrades to ventilation, cooling, or power distribution push costs toward the higher end.
- Project size: Larger floor plates often benefit from economies of scale, while very small offices may attract a premium per square metre.
- Phasing & decanting: If the business must remain operational during the works, out-of-hours labour and phased programmes add cost.
How to Estimate Your Office Refurbishment Cost
While every project is unique, you can use a simple formula to get a ballpark figure. This estimation guide is based on the “cost of repairing and refurbishing office buildings per square metre” approach used by quantity surveyors.
Basic Estimation Formula
Estimated Total = (Area in m² × Chosen Rate per m²) + (Contingency of 10–15%)
For a 150 m² mid-range CAT B refurbishment at £1,400/m², the base cost is £210,000. Adding a 12% contingency brings the estimated total to £235,200 (excl. VAT).
Always add a contingency for unforeseen issues – especially in older buildings where hidden defects are common.
Common Mistakes That Inflate Office Refurbishment Costs
- Skipping a measured survey: Relying on outdated floor plans leads to inaccurate material quantities and costly mid-project changes.
- Underestimating statutory approvals: Building regulations, planning consent, and landlord licences can cause delays and extra fees if not factored in early.
- Choosing the cheapest quote: Low bids often exclude essential preliminaries or use inferior materials, resulting in higher total project cost.
- Ignoring IT and data infrastructure: Cabling and server requirements are frequently overlooked, requiring expensive retrospective installation.
- Not clarifying what’s included: Vague scope documents lead to disputes and variation orders. Always insist on a detailed schedule of works.
- Forgetting about dilapidations: If you are a tenant, the lease may require you to return the space to its original condition at end of term – budget accordingly.
Hiring a Commercial Refurbishment Contractor: Checklist
- Obtain at least three detailed, like-for-like quotations
- Check the contractor’s experience with similar-sized office projects
- Verify public liability and contractor’s all-risk insurance
- Confirm VAT registration status and whether VAT is included in the quote
- Insist on a written schedule of works with material specifications
- Agree a clear programme with milestones and a completion date
- Clarify who is responsible for building control applications and landlord approvals
- Ask about warranties on workmanship and materials
- Establish a communication plan for progress updates and snagging
Money-Saving Tips for Office Refurbishment
- Retain and refresh: Keep existing raised floors, ceilings, and mechanical systems where possible, upgrading only what’s needed.
- Standardise materials: Using off-the-shelf ceiling tiles, carpet tiles, and standard partition systems reduces both material and labour costs.
- Plan for off-peak works: Some contractors offer lower rates during quieter periods (e.g., winter months).
- Engage a project manager: A good PM can control costs, reduce variations, and keep the programme on track – often paying for themselves.
- Procure materials directly: For items like flooring and lighting, buying direct from suppliers can cut out contractor mark-ups.
- Phase the project: If possible, spread the refurbishment over several phases to manage cash flow and minimise disruption.
Sources & Methodology
The pricing estimates in this article have been compiled using a combination of:
- UK contractor quotations from multiple regions
- Supplier pricing for key materials (partitions, ceilings, flooring, M&E components)
- Industry averages from construction cost databases and trade publications
- Market research including regional pricing comparisons
- Government guidance on VAT and building regulations where applicable
How We Estimated These Prices
Our estimates consider average labour rates, material costs, regional differences, project complexity, and historical trends. No proprietary or confidential data has been used. All figures are presented as estimated market averages and should be used for guidance rather than as fixed quotations.
Editorial Review: Every article is reviewed for accuracy, readability, pricing consistency, and user usefulness before publication. This article is periodically reviewed and updated when meaningful pricing changes occur in the UK commercial property market.
Written by: Bhumi Calculator Editorial Team
Reviewed by: Home Improvement Research Team
Last Updated: 29 June 2026
Disclaimer: This article provides general information and estimated market averages for office refurbishment costs in the UK. It does not constitute professional advice, legal guidance, or a fixed-price quotation. Actual costs vary by location, contractor, specification, and building condition. Always obtain written quotations from qualified professionals before commencing any work.
Frequently Asked Questions
What is the average office refurbishment cost per square metre in the UK?
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The average office refurbishment cost per square metre in the UK ranges from £800 to £2,400 for a standard CAT B fit-out, depending on specification and location. Basic refreshes start around £600/m², while premium projects can exceed £3,000/m².
What is included in a CAT A office refurbishment?
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CAT A typically includes raised floors, suspended ceilings, basic mechanical and electrical services, lighting, fire detection, and finished common areas. The cost of CAT A office refurbishment per square metre usually falls between £500 and £1,200.
How do CAT A and CAT B refurbishment costs differ?
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CAT A provides the shell and core; CAT B adds everything needed for occupation – partitions, final finishes, furniture, IT infrastructure, and bespoke elements. CAT B costs are higher, typically £800 to £2,500 per m² on top of the CAT A base.
What were the office refurbishment costs per square metre in 2016, 2017, 2018 and 2019?
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Estimated mid-range CAT B costs were approximately £550–£900/m² in 2016, £600–£1,000 in 2017, £650–£1,100 in 2018, and £700–£1,200 in 2019. These figures are retrospective market averages and should be used for trend comparison only.
Are there regional differences in office refurbishment costs?
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Yes. London and the South East are the most expensive (15–35% above average), while Northern England, Scotland, Wales, and Northern Ireland can be 10–25% cheaper. Always obtain local quotations for accurate budgeting.
How can I reduce my office refurbishment costs?
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Retain existing services where possible, use standard materials, compare at least three contractor quotes, source materials directly, and consider phasing the project. Engaging a project manager can also prevent costly mistakes.
Should I get multiple quotes for an office refurbishment project?
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Absolutely. Obtain at least three written, like-for-like quotations. Ensure each covers the same scope, materials, and programme so you can compare accurately and avoid hidden costs.