The short answer: cost per sq ft
London office fit out costs typically range from £45 to £180+ per sq ft, depending on specification, location, building type, and the scope of works. Here is a breakdown by fit out type:
| Fit Out Type | Specification | Cost Range (per sq ft) |
|---|---|---|
| CAT A Fit Out | Base build to landlord standard | £35 – £65 |
| CAT B Fit Out Standard | Functional, mid-spec finish | £65 – £90 |
| CAT B Fit Out Mid-High | Good quality, some bespoke elements | £90 – £120 |
| CAT B Fit Out Premium | High-spec, significant bespoke joinery | £120 – £160 |
| Ultra-Premium (Mayfair etc.) | Luxury finishes, full bespoke | £160 – £220+ |
| Office Refurbishment | Refresh without full strip-out | £30 – £75 |
What drives cost up or down?
The biggest variable in any London office fit out is specification. A standard open-plan office with carpet tiles, grid ceiling, and basic partitions will cost considerably less than a scheme with polished concrete floors, bespoke joinery, feature lighting, and a showpiece reception.
Factors that increase cost
- Bespoke joinery reception desks, feature walls, kitchen serveries. Can add £15–40 per sq ft
- Premium flooring timber, stone, or polished concrete vs. carpet tiles
- High-specification M&E exposed services, smart controls, enhanced HVAC
- Listed buildings planning constraints, heritage requirements, structural complexity
- Complex or restricted sites City of London, Mayfair, buildings with access limitations
- Accelerated programme working nights and weekends adds significant cost
- High headcount density more people means more M&E, more toilets, more breakout
Factors that reduce cost
- Landlord incentives a rent-free period or fit out contribution can offset significant cost
- Reusing existing M&E if CAT A is recent and in good condition, savings are significant
- Standard specification embracing some standard elements keeps budget controlled
- Early contractor engagement fixing costs before design is complete reduces risk
- Flexible programme avoiding out-of-hours work saves 10–20% on prelims
The full cost breakdown: what's included?
A complete office fit out budget has several components beyond the headline construction cost. Here is a typical breakdown for a mid-specification 5,000 sq ft CAT B fit out in London:
| Cost Item | Typical % of Budget | Example (5,000 sq ft) |
|---|---|---|
| Construction & M&E | 55–65% | £275,000 – £325,000 |
| Furniture & FF&E | 15–20% | £75,000 – £100,000 |
| AV & Technology | 8–12% | £40,000 – £60,000 |
| Design & Professional Fees | 8–12% | £40,000 – £60,000 |
| Contingency (10%) | 10% | £50,000 |
| Total | 100% | £480,000 – £595,000 |
Cost by London location
Location has a significant impact on fit out cost not just because of specification expectations, but because of practical factors like access restrictions, building type, and contractor logistics.
| Location | Typical Premium/Discount | Reason |
|---|---|---|
| Mayfair / St James's | +15 to +30% | High spec expected, access restrictions, listed buildings |
| City of London | +5 to +15% | Logistics complexity, out-of-hours requirements |
| Canary Wharf | Neutral to +10% | Estate requirements, large-scale projects |
| Shoreditch / Soho | Neutral | Flexible buildings, good contractor access |
| Southbank / Bermondsey | Neutral to -5% | Modern stock, good logistics |
How to build an accurate budget
The most common mistake occupiers make is setting a budget before they have a brief. Budget and brief need to be developed together and both need to be tested against market reality before you commit to a space.
Here is the process we recommend at Setro:
- Develop a workplace brief headcount, space requirements, key features, programme
- Set an indicative budget range based on sq ft costs for your target specification
- Test against the market an independent cost plan from a QS or fit out consultant
- Negotiate landlord contributions a fit out contribution or rent-free period is standard
- Fix costs before committing design and build routes give earlier cost certainty
Get a free indicative cost plan
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Generate My Brief →Frequently asked questions
What is included in a CAT B fit out?
A CAT B fit out transforms a CAT A (base build) space into a fully operational, branded office. It typically includes partitioning, flooring, ceiling finishes, kitchen, toilets, reception, furniture, AV, signage, and branding. Essentially everything needed to move in and work.
How long does an office fit out take?
A typical CAT B fit out in London takes 12–20 weeks from instruction to handover, depending on size and specification. A 2,000–5,000 sq ft office typically takes 10–14 weeks on site. Larger or more complex projects may take 20–30 weeks. Design and planning adds 4–8 weeks before the build phase begins.
Can I get a landlord contribution?
Yes in the current London market, most landlords will offer a fit out contribution or rent-free period to attract occupiers. For a new lease, it is reasonable to negotiate a contribution of £15–40 per sq ft, depending on the lease term and market conditions.
Is VAT included in these figures?
No all figures in this guide are exclusive of VAT. Office fit out is subject to standard 20% VAT, which is reclaimable by VAT-registered businesses.