News & Insights: Insights

How much does an office fit out cost in London?

By Abbi Harper | Jun 16th, 2025

Embarking on an office fit out in London is a significant undertaking, and one of the primary questions on any business owner's mind is: "How much will it cost?" The answer, invariably, is complex, reflecting the dynamic and diverse nature of commercial projects in the capital. The cost of transforming an office space in a multifaceted city like London is influenced by a multitude of factors, from the building's fundamental structure to the most intricate finishing touches. This comprehensive guide aims to demystify the expenses involved in an office fit out in London, helping you understand the variables, plan your project effectively, and ultimately create a workspace that propels your business forward.

London's commercial property landscape is as varied as its famous boroughs, each presenting unique opportunities and challenges for businesses looking to create their ideal workspace. Whether you are a burgeoning tech start up in the vibrant ecosystem of Shoreditch seeking a cutting edge, agile environment, a distinguished design agency in Clerkenwell aiming for a symphony of style and collaborative flair, or a major financial institution in Canary Wharf needing to reflect contemporary dynamism and robust security, your office fit out in London will be a critical investment. This investment touches upon your company's future growth, brand projection, employee well being, and operational efficiency. A clear understanding of the potential costs is the foundational first step towards a successful and transformative project and for this it is best to consult the experts. Prestige Interiors serves not only London but also key areas in the Home Counties, including providing office fit out in Berkshire and office fit out in Surrey and can help advise on any office fit out project regardless of its scope and size.

Understanding the Spectrum of Office Fit Out: From Bare Shell to Bespoke Design

Before delving into the intricate cost components, it is essential to clearly define what an "office fit out" encompasses and the different categories involved. These categories significantly dictate the scope of work, the level of customisation, and consequently, the overall expenditure. An office fit out refers to the comprehensive process of making an interior commercial space suitable for occupation by a tenant. Specialist companies like Prestige Interiors focus on translating business visions into tangible, functional, and inspiring realities, offering deep expertise in various types of office fit out and refurbishment . Their approach is to partner with clients, ensuring the final space is a true reflection of the company's ethos and operational needs, as detailed in Our Approach.

Shell & Core: The Blank Canvas
This represents the most fundamental state of a commercial building space. In a ‘Shell & Core’ arrangement, the landlord typically provides the main structure of the building, including completed communal areas such as lobbies, lifts, and stairwells, along with the external works. However, the office space leased to the tenant is essentially a bare shell. This means it lacks internal walls (other than to the core), lighting, heating, cooling systems, raised floors, suspended ceilings, and often even basic plumbing for kitchenettes or WCs within the tenant's demise. A fit out commencing from a Shell & Core state will be the most extensive in scope. Consequently, it generally incurs the highest costs, as every element, from mechanical and electrical systems to all interior finishes and fittings, needs to be designed and installed from scratch. This option, while demanding a larger initial investment, offers the maximum flexibility for a completely bespoke design tailored to specific business requirements.

Category A (Cat A) Fit Out: Ready for Tenant Customisation
A Category A fit out elevates the Shell & Core space to a standard, rentable condition. It is the typical "blank canvas" that a landlord provides, preparing the space for a tenant to implement their specific interior design and layout. The elements usually included in a Cat A fit out are:

Installation of raised access floors and suspended ceilings.
Basic mechanical and electrical (M&E) services, such as main distribution boards for power, primary HVAC ductwork, and functional, often uniform, lighting (e.g., recessed LED panels).
Finished internal perimeter walls, typically plastered and painted in a neutral colour.
Completed landlord provided common areas like toilets and lift lobbies, if not already part of the Shell & Core provision.

The cost for a Cat A fit out is usually borne by the landlord or can be a point of negotiation within the lease agreement, sometimes offered as an incentive or contribution. For the tenant, this means starting with a space that has essential services in place, reducing the complexity of their subsequent fit out. Prestige Interiors provides comprehensive Cat A and Cat B fit out solutions .

Category A+ (Cat A Plus) Fit Out: The Semi Furnished Solution
A relatively newer concept in the market, Cat A Plus (or "plug and play") fit outs aim to bridge the gap between the basic Cat A and a fully bespoke Cat B fit out. In this model, the landlord installs a higher level of finish and some generic functional elements beyond the standard Cat A. This might include:

Basic meeting rooms with glazed partitions.
Fitted kitchenettes or tea points.
Some level of partitioning to create initial zones.
Sometimes, even basic cabling and furniture.

Cat A Plus spaces are designed to reduce the initial capital expenditure and lead times for tenants, offering a workspace that is much closer to being move in ready. While it provides convenience, it offers less scope for deep customisation compared to a traditional Cat B fit out.

Category B (Cat B) Fit Out: Bringing Your Brand and Operations to Life
This is the stage where the tenant's unique vision, operational requirements, brand identity, and company culture are fully realised within the office space. A Cat B fit out is entirely tailored to the specific needs of the incoming business and transforms the Cat A space (or Shell & Core, if that is the starting point) into a fully functional and personalised working environment. Key elements of a Cat B fit out typically include:

Creation of specific zones: Installation of individual offices, diverse meeting room types (e.g., formal boardrooms, informal huddle spaces), collaborative breakout areas, and quiet zones, using various partitioning systems (solid, glazed), doors, and acoustic treatments.
Specialist M&E services: Tailored lighting schemes (including feature and accent lighting), distribution of power and data points to suit the specific furniture layout and equipment needs, and adjustments or enhancements to the HVAC system for optimal comfort. These electrical services are crucial for a modern office .
Full kitchen, tea point, and sometimes even café or canteen installations, complete with appliances, plumbing, and bespoke joinery.
Application of diverse floor finishes (e.g., carpet tiles in work areas, luxury vinyl tile (LVT) in high traffic zones, timber flooring in executive areas), and wall finishes (e.g., specific paint colours, branded wallpaper, acoustic panels, feature wall installations).
Integration of branding elements: This includes reception signage, manifestation on glazed partitions for privacy and safety, wayfinding graphics, and other visual cues that reinforce the company's identity.
Procurement and installation of all furniture, fixtures, and equipment (FF&E), from workstations and task chairs to lounge furniture and storage solutions.
Installation and commissioning of IT and audiovisual (AV) infrastructure, such as server racks, network switches, Wi Fi access points, video conferencing systems, and interactive displays. This often involves robust network infrastructure services .
Prestige Interiors offers comprehensive Cat A and Cat B fit out solutions, excelling in partnering with clients to meticulously transform conceptual ideas into exceptional, high functioning realities . The extent, complexity, and level of specification within the Cat B fit out are the primary determinants of the overall project cost for the tenant.

Decoding the Costs: Key Factors Influencing Your London Office Fit Out Expenditure

The final invoice for your London office fit out will be a culmination of numerous interlinked cost components. A thorough understanding of these individual cost drivers is absolutely crucial for establishing a realistic budget, making informed decisions during the design process, and ensuring effective project planning from inception to completion.

1. Size and Existing Condition of the Office Space
This is arguably the most fundamental factor. The sheer physical dimensions of your office, typically measured in square feet (sq ft) or square metres (sq m), will directly correlate with the quantity of materials required, the amount of labour needed, and the overall duration of the project. Consequently, larger spaces naturally lead to higher overall costs. An office spanning 10,000 sq ft will inherently command a larger budget than a 2,000 sq ft space, assuming a comparable level of specification and finish.

Beyond size, the existing condition of the space when you take possession is critically important.

Shell & Core: As previously discussed, this requires the most comprehensive fit out, as all services and finishes must be installed from the ground up.
Cat A: If the space is provided with a Cat A fit out, your Cat B costs will be for the additions and modifications needed to create your bespoke environment. The quality and extent of the existing Cat A can also influence your costs; a poorly executed Cat A might require remedial work.
Previous Tenant's Fit Out: If you are taking over a space that has an old Cat B fit out from a previous occupant, you will likely incur costs for "strip out" (demolition and removal of the old installations) and "making good" (dilapidations) to return the space to a Cat A or Shell & Core condition before your new design can be implemented. This adds a distinct phase and associated costs to your project.

The age, character, and structural integrity of the building itself can also play a significant role. Older buildings, particularly those with listed status or located in conservation areas, may present unique challenges, such as restricted working hours, access limitations, or the need for specialist materials and construction techniques, all of which can inflate costs.

2. Prime Central London vs. Outer Boroughs: Location's Impact on Cost
London is not a homogenous entity; fit out costs can exhibit notable variations depending on the specific borough or district within this sprawling metropolis. Key location related factors include:

Logistics, Access, and Deliveries: Central London locations, especially those within the Congestion Charge zone, Ultra Low Emission Zone (ULEZ), or areas with narrow streets and restricted access for deliveries and waste removal, can incur significantly higher logistical costs. Parking suspensions, road closures, and timed deliveries all add to the complexity and expense.
Labour Rates and Availability: While many labour rates are broadly standardised across Greater London, highly specialised skillsets or periods of very high demand might command premium rates. Proximity to a skilled labour pool can also be a factor.
Local Authority Regulations and Fees: Requirements for planning permissions, building control approvals, and other permits can differ subtly between London's various boroughs. Associated fees, processing times, and specific local planning policies (e.g., regarding external alterations or noise restrictions) can impact both the project timeline and budget.
Property Values and Landlord Expectations: Although not a direct fit out cost, higher rental and property values in prime central areas often correlate with elevated expectations for the quality, design, and specification of the fit out. Landlords in prestigious buildings may have stringent fit out guides that tenants must adhere to.
Prestige Interiors possesses a deep understanding of the unique operational demands faced by businesses across London and appreciates the distinct characteristics and 'vibes' of its diverse boroughs, from the tech centric hubs like Shoreditch and Old Street to the established financial district of Canary Wharf or the design focused Clerkenwell . They also undertake projects such as office fit out in Slough and office fit out in Kent.

3. Specification Level: Quality of Finishes and Materials
This is a major variable and offers significant scope for budget management. The selection of materials for flooring, wall coverings, ceiling treatments, bespoke joinery, and fixtures and fittings will dramatically influence the overall cost. These choices are typically categorised as follows:

Basic/Standard Grade: Focuses on functionality and durability without an emphasis on premium aesthetics. Examples include standard contract grade carpet tiles, durable vinyl flooring, painted plasterboard walls, and practical laminate joinery. This is suitable for functional back of house areas or businesses with very tight budgetary constraints.
Mid Range Grade: Offers a harmonious balance between good quality, appealing aesthetics, and reasonable cost. This might include better quality, patterned carpet tiles, engineered wood flooring in certain areas, feature paint finishes or good quality wallpaper, and joinery using high quality laminates, veneers, or solid surfaces. This is often the most common specification level for many London offices.
High End/Luxury Grade: Characterised by the use of premium, often natural, materials and bespoke, custom designed finishes. Examples include natural stone or marble flooring and wall cladding, high grade solid timber, designer wallpapers or specialist paint effects, custom manufactured bespoke joinery, specialist architectural glass, and high end sanitaryware. This level is typical for client facing areas in prestigious firms, headquarters, or businesses where the office environment is a key component of their brand statement.

Your company's brand positioning, operational culture, client interaction requirements, and long term aspirations will guide these material choices. Prestige Interiors frequently incorporates sustainable solutions and eco-friendly material options, aligning with contemporary business ethics and often providing long term operational benefits such as improved air quality and reduced maintenance .

4. Design Complexity, Architectural Features, and Bespoke Elements
The intricacy of your office design directly impacts cost. A straightforward, predominantly open plan office layout with standard rectangular meeting rooms and minimal bespoke features will inherently cost less to construct than a highly tailored design featuring:

Complex architectural elements such as curved walls, expressed structural features, or double height spaces.
Custom built installations like unique reception desks, elaborate feature staircases, or specialised product display units.
High levels of acoustic performance requiring specialist partitions, ceiling baffles, acoustic glazing, and sound masking systems.
Intricate ceiling designs, including bulkheads, coffers, or integrated lighting features.

The more intricate and non standard the design, the more skilled labour, specialist trades, unique materials, and longer construction time will be required. Prestige Interiors champions a "design excellence approach," collaborating closely with clients to thoroughly understand their objectives and translate conceptual ideas into functional and aesthetically pleasing spaces with meticulous attention to detail and craftsmanship.

The level of integrated technology also falls under this umbrella. Advanced smart office features (e.g., automated lighting and climate control, sensor based occupancy tracking), sophisticated audiovisual systems for boardrooms and collaboration spaces, complex security and access control systems, and integrated room booking systems will all contribute to a higher overall fit out cost.

5. Scope and Sophistication of Mechanical & Electrical (M&E) Works
Mechanical and Electrical (M&E) services are the vital operational backbone of any modern, high performance office environment. These systems include:

HVAC (Heating, Ventilation, and Air Conditioning): Essential for maintaining thermal comfort, ensuring adequate fresh air supply, and controlling humidity. Costs are influenced by the type of system specified (e.g., Variable Refrigerant Flow (VRF), fan coil units, chilled beams), the extent and complexity of ductwork and pipework distribution, the number of zones for individual control, and the sophistication of the Building Management System (BMS) controls. Prestige Interiors is proficient in delivering premium HVAC services tailored to business premises .
Lighting Systems: This encompasses general office lighting (often energy efficient LED panels or linear fittings), task lighting, feature and architectural lighting, emergency lighting systems (a statutory requirement), and advanced lighting control systems (e.g., DALI, presence detection, daylight harvesting).
Power Distribution: Includes small power distribution for workstations (e.g., underfloor busbar systems, floor boxes, desk modules), dedicated power for IT equipment, kitchen appliances, and other specialist machinery, as well as sub main distribution and metering.
Data and Communications Cabling: Structured cabling infrastructure (e.g., Cat6, Cat6a, or fibre optic) to support IT networks, telephony, Wi Fi access points, and other connected devices.

The complexity and cost of M&E works are contingent on the base build provisions (if any) provided by the landlord, the proposed density of occupation, specific power and cooling requirements for equipment (e.g., server rooms or comms rooms), and the desired level of energy efficiency, control, and resilience. Prestige Interiors offers comprehensive electrical installations, ensuring that new office spaces are not only aesthetically pleasing but also functionally robust and inherently safe, meeting all current regulations .

6. Furniture, Fixtures, and Equipment (FF&E): Style, Ergonomics, and Quantity
The procurement and installation of Furniture, Fixtures, and Equipment (FF&E) can represent a very substantial portion of the total office fit out budget. This category encompasses a wide array of items, including:

Workstations (desks, benches) and task seating (ergonomic chairs).
Storage solutions (pedestals, cupboards, lockers, filing cabinets).
Meeting room furniture (tables, chairs, credenzas).
Breakout and social space furniture (soft seating, café tables and chairs, booths).
Reception area furniture (reception desk, visitor seating).
Kitchen and tea point appliances.
Specialist items like whiteboards, acoustic pods, or planters.

The cost variation in FF&E is enormous, influenced by:

Brand and Quality Range: From budget friendly, functional options available off the shelf to mid range contract furniture offering a good balance of quality and design, through to high end designer pieces and bespoke, custom manufactured items.
Ergonomics and Well being: Investing in high quality, ergonomic furniture is crucial for employee health, comfort, and productivity. This is an area Prestige Interiors understands well, recognising its impact on long term staff satisfaction with a functionality and comfort focus . Features like adjustable height desks and chairs with good lumbar support add to the cost but offer significant benefits.
Quantity: Directly related to the number of employees to be accommodated and the variety and size of different types of spaces being created within the office.
Finishes and Materials: The choice of fabrics, veneers, laminates, and metal finishes for furniture also impacts cost.

Some companies may opt to reuse a portion of their existing furniture to manage costs, while others will choose entirely new FF&E to ensure a cohesive design aesthetic that aligns with their new office and brand identity. Lead times for furniture, especially bespoke items or those sourced from overseas, also need to be factored into the project programme.

Expanding Your Understanding: Additional Cost Influencers

Beyond the core factors, several other elements can significantly shape the final cost of your London office fit out. Recognising these early can lead to more accurate budgeting and smoother project execution.

7. IT, AV, and Security Systems Integration
The technological backbone of a modern office extends beyond basic data cabling. The cost of integrating active IT equipment (such as servers, network switches, wireless access points, and uninterruptible power supplies) and sophisticated Audiovisual (AV) systems (including large format displays, projectors, video conferencing hardware, integrated audio systems, and room control panels) will significantly contribute to the overall budget. A robust and scalable network infrastructure is fundamental, and Prestige Interiors provides expertly designed and installed optimised connectivity solutions . The level of sophistication required, such as interactive smartboards, campus wide AV distribution, or advanced security systems (CCTV, access control, intruder alarms), will directly correlate with the cost. Early engagement with IT and AV specialists is crucial to define requirements and integrate these systems seamlessly into the design.

8. Building Regulations, Statutory Compliance, and Professional Permissions
All office fit outs in the UK, and particularly in a complex urban environment like London, must rigorously comply with current UK Building Regulations. These regulations cover a wide array of critical aspects:

Fire Safety: This includes fire detection and alarm systems, clearly defined escape routes, emergency lighting, fire rated construction materials for partitions and doors, and appropriate fire suppression systems where required.
Accessibility: Compliance with Part M of the Building Regulations ensures the space is accessible and usable by people with disabilities. This influences aspects like door widths, corridor dimensions, WC provisions, and lift access.
Ventilation and Air Quality: Ensuring adequate fresh air supply and thermal comfort, as covered under Part F.
Structural Integrity: Any alterations affecting the building's structure require careful engineering and approval.

Obtaining necessary statutory approvals is a key part of the process. This typically involves submitting detailed plans to Building Control bodies for approval. Depending on the scope of the works, the nature of the building (e.g., if it is a listed building or located in a conservation area), or if there are changes to the external appearance or use class, separate planning permission from the local authority may also be required. All construction projects must also comply with the Construction (Design and Management) Regulations 2015 (CDM Regulations), which govern health, safety, and welfare. These compliance requirements can influence design choices, material specifications, and add to professional fees (for consultants like fire engineers or access consultants) and potentially construction costs. Prestige Interiors ensures all installations, such as electrical systems, comply meticulously with all relevant safety standards and prevailing regulations .

9. Project Management, Design, and Other Professional Fees
A successful and cost effective office fit out requires diligent planning, expert design, and meticulous coordination. The fees for the various professional services involved can constitute a significant portion of the overall budget, typically ranging from 10% to 20% of the construction cost. These fees can include:

Architectural and Interior Design Fees: For concept development, space planning, detailed design, specification of finishes, and production of construction drawings.
M&E Consultancy Fees: For the design and specification of mechanical, electrical, and public health services.
Project Management Fees: To oversee the entire project lifecycle, from initial brief development and procurement through to construction phase management, quality control, and handover. Prestige Interiors provides dedicated project managers who act as a single point of contact, ensuring seamless coordination, transparent communication, and adherence to budget and programme .
Quantity Surveying (QS) / Cost Consultancy Fees: For detailed cost planning, budget management, tender analysis, contract administration, and valuation of works during construction.
Specialist Consultancy Fees: Depending on the project's complexity, you may require input from structural engineers (if structural alterations are involved), acoustic consultants (for spaces with specific acoustic requirements), IT/AV consultants, fire engineering consultants, or planning consultants.

Engaging a "design and build" company, like Prestige Interiors, can often consolidate many of these roles under a single point of responsibility. This integrated approach can sometimes offer efficiencies in terms of both cost and programme, streamlining communication and decision making processes.

10. Programme Duration, Phasing, and Out of Hours Working
The timeline for completing your office fit out can also influence costs. If a project needs to be delivered on a fast track programme, requiring an accelerated schedule, it may incur additional costs. These can arise from:

Increased labour costs for overtime or out of hours working (evenings, weekends) to meet tight deadlines.
Premium payments for expedited material orders or deliveries.
Potentially higher contractor preliminaries to manage the intensified programme.

Similarly, if the fit out needs to be phased to allow parts of the business to remain operational in situ, this can add complexity, extend the overall project duration, and increase costs. Phasing often involves temporary hoardings, protection of existing finishes, careful management of noise and dust, and multiple mobilisations and demobilisations for the contractor. Prestige Interiors has a well established philosophy of minimising disruption to client operations, recognising the critical importance of maintaining business continuity during refurbishment work . This was demonstrated in projects such as the Performance Pro gymnasium refurbishment, where much of the work was conducted during off peak hours . Careful planning and scheduling are key to mitigating these potential cost uplifts. For example, the Morrison Water Services project was completed within a condensed 6-week program.

11. Sustainability Aspirations and Environmental Certifications
An increasing number of businesses are prioritising sustainability and environmental responsibility in their office fit outs. Pursuing environmental certifications like BREEAM (Building Research Establishment Environmental Assessment Method) or SKA Rating (for sustainable fit outs) involves meeting specific criteria across various categories such as energy, water, materials, waste, and pollution. Incorporating specific eco friendly materials (e.g., recycled content, low VOC paints, sustainably sourced timber), highly energy efficient M&E systems (e.g., LED lighting with advanced controls, heat recovery ventilation), and water saving fixtures can sometimes have higher upfront capital costs compared to standard alternatives. However, these investments can lead to significant long term operational savings through reduced energy and water consumption, lower maintenance requirements, and enhanced employee well being. They also contribute positively to a company's Corporate Social Responsibility (CSR) profile and can improve brand reputation. Prestige Interiors actively integrates sustainable solutions into their projects, demonstrating a commitment to environmental stewardship while also delivering cost effective and healthy operational environments for their clients . This was evident in the Kingston Grammar School Sixth Form project, which incorporated repurposed materials and energy-efficient systems .

12. Dilapidations: The Cost of Moving Out
While not a direct cost component of your new office fit out, the financial obligations related to your previous office lease must be factored into your overall relocation budget. Most commercial leases contain a ‘dilapidations clause’, which requires the outgoing tenant to return the leased premises to the landlord in a specific condition at the end of the lease term. This often means removing the tenant's previous fit out, reinstating any alterations made, and repairing any wear and tear, effectively returning the space to its original Cat A or Shell & Core condition. The cost of dilapidations can be substantial and is often a point of negotiation with the landlord. These costs need to be accurately assessed and budgeted for, as they will impact the total funds available for your new office fit out project. Engaging a dilapidations surveyor early can help in understanding and managing these potential liabilities.

3. The Impact of Post Pandemic Work Models
The shift towards hybrid and agile working models following the pandemic has introduced new considerations for office design and, consequently, fit out costs. Companies are often rethinking their space to support:

Increased Collaboration Zones: More emphasis on diverse meeting spaces, project rooms, and informal touchdown areas rather than rows of traditional desks.
Technology for Hybrid Working: Enhanced AV for seamless video conferencing, more bookable hot desks, and robust Wi Fi to support a fluid workforce.
Flexible and Adaptable Spaces: Using modular furniture and demountable partitions to allow for easier reconfiguration as needs evolve.
Wellness Focused Design: Greater demand for quiet zones, biophilic elements, better air quality, and spaces that support mental well being.
These evolving requirements can influence the types of spaces created, the technology integrated, and the furniture selected, all o fwhich have cost implications. While a reduced overall footprint might be considered by some, the cost per square foot for the remaining space might increase due to higher specifications for technology and collaborative environments. Prestige Interiors focuses on space optimisation to accommodate such evolving needs .

14. Hidden Costs and Contingency Planning
Despite meticulous planning, unforeseen issues can arise during an office fit out. These "hidden costs" might include:

Unexpected Site Conditions: Discovering issues after strip out, such as problems with the existing M&E services, unforeseen structural elements, or hazardous materials like asbestos that require specialist removal.
Scope Creep: Client requested changes or additions to the design or specification once construction is underway.
Landlord or Statutory Authority Requirements: Additional works mandated by the landlord's surveyor or local building control that were not initially anticipated.
Supplier Price Increases or Delays: Volatility in material costs or supply chain disruptions.

To mitigate the impact of such unforeseen circumstances, it is essential to include a contingency sum in your budget. This is typically set at 10% to 15% of the total estimated project cost. A healthy contingency fund provides a financial cushion to address unexpected issues without derailing the project or forcing compromises on essential elements of the design.

Typical Cost Ranges for Category B Office Fit Outs in London

Providing precise, universally applicable figures for London office fit outs is challenging due to the extensive variables discussed. However, based on industry experience and current market conditions, we can offer indicative cost ranges per square foot (psf) or per square metre (sq m) specifically for a Category B fit out in London. It is crucial to remember that these are broad estimates, and a detailed, bespoke quotation from a specialist fit out company like Prestige Interiors is always necessary for accurate project budgeting .

Basic / Budget Level Fit Out: £60 - £90 per sq ft (approximately £645 - £970 per sq m)
- Typical Scope: This level generally involves making good and adapting existing Cat A services, installing basic partitioning for essential meeting rooms and perhaps a few private offices, utilising standard contract grade carpet tiles and paint finishes, providing functional and compliant lighting and power distribution, and selecting budget friendly, durable furniture. The design is typically straightforward and focused on core functionality.
- Suitable For: Businesses prioritising essential functionality on a tighter budget, start ups, or temporary office spaces.
Mid Range / Good Quality Fit Out: £90 - £140 per sq ft (approximately £970 - £1,500 per sq m)
- Typical Scope: This is the most common specification range for many London businesses. It allows for a good quality, well considered design with a balanced mix of open plan work areas and cellular spaces (offices, meeting rooms). It incorporates better quality finishes and materials, such as higher grade carpet tiles, feature flooring like LVT in breakout areas, some elements of bespoke joinery (e.g., a well designed reception desk or tea point), good quality M&E services including effective climate control and more tailored lighting, and good quality, ergonomic furniture. This level often includes more considered branding elements, enhanced acoustics, and a reasonable level of AV integration for key meeting spaces.
- Suitable For: Established businesses seeking a professional, comfortable, and branded environment that supports productivity and employee well being.
High End / Premium Fit Out: £140 - £250+ per sq ft (approximately £1,500 - £2,700+ per sq m)
- Typical Scope: Characterised by high concept, often architecturally driven design, the use of luxury and premium finishes (e.g., natural stone flooring, bespoke timber panelling, designer fabrics and wallcoverings, high specification architectural glazing), advanced and highly controllable M&E systems, top tier ergonomic and designer furniture, significant and sophisticated AV and technology integration (e.g., smart building controls, complex video walls), and potentially unique architectural features such as internal feature staircases, extensive green walls, or specialist acoustic environments for broadcast or recording.
- Suitable For: Headquarters of major corporations, flagship offices for international firms, legal or financial institutions, or any business where the physical office environment is a key strategic asset and a powerful statement of brand, quality, and success.

Important Caveats for These Cost Ranges:

These figures generally aim to cover the costs associated with the Category B fit out works themselves and the procurement of FF&E.
They may or may not comprehensively include all professional fees (design, project management, cost consultancy, specialist consultants), which, as mentioned, can add a further 10 20% to the construction cost. Always clarify this.
Value Added Tax (VAT) is typically excluded from these indicative rates and will need to be added.
The cost of active IT hardware (such as servers, PCs, laptops, phones) and specialist software licensing is usually a separate client procured cost.
Significant costs for stripping out an extensive existing tenant's fit out, major structural alterations to the building, or extensive upgrades to the landlord's base build M&E systems are not usually included in these generic per square foot/metre rates and would be project specific additions.

Navigating the Financials: How to Budget Effectively for Your London Office Fit Out

A meticulously planned and realistic budget is the absolute cornerstone of a successful and stress free office fit out project. Here are crucial steps to help you navigate the financial aspects and budget effectively:

1. Define Your Brief with Absolute Clarity: Needs, Wants, and Aspirations
Before you can even begin to estimate costs accurately, you must have a crystal clear understanding of what you want and need to achieve with your new office space. This initial "discovery phase" is critical. Consider and document:

Current and Future Headcount: How many employees do you currently have? What are your projected growth plans for the next 3 5 years? This will determine the required desking capacity and overall space quantum.
Required Mix of Work Settings: What types of spaces does your business need to function effectively? Consider the balance between individual focused workstations, collaborative team areas, formal meeting rooms of various sizes, informal huddle spaces, quiet zones for concentration, client facing areas, breakout and social spaces, and any specialist facilities (e.g., labs, showrooms, studios).
Company Culture and Brand Identity: How should your new office space physically reflect your company's culture, values, and brand identity? Is it formal and traditional, or modern and agile? The design aesthetic should align with your brand message. Prestige Interiors focuses on transforming spaces into branded environments that inspire .
Technological Requirements: What are your specific needs for IT infrastructure, AV systems, and security? Consider data cabling density, Wi Fi coverage, video conferencing capabilities, and access control.
Employee Well being and Productivity Aspirations: What features are important for enhancing employee well being, comfort, and productivity? This could include ergonomic furniture, good acoustics, natural light maximization, biophilic design elements (plants), or wellness rooms.

The more detailed and well considered your initial brief, the more accurate your preliminary cost estimates will be, and the smoother the subsequent design development process.

2. Engage with Office Fit Out Professionals at the Earliest Opportunity
Involve an experienced office fit out company in London, such as Prestige Interiors, as early as possible in your project journey, ideally even during the property search phase 2. Their extensive experience, with over 40 years in the industry , will be invaluable in helping you establish a realistic budget based on your aspirations and the specific characteristics of potential or chosen spaces. They can provide:

Initial Cost Advice and Feasibility Studies: Helping you understand the likely cost implications of different buildings or design concepts.
Test Fits: Producing preliminary space plans for shortlisted properties to see how your requirements can be accommodated.
Guidance on Specification Levels: Advising on appropriate quality levels for finishes and M&E services to meet your needs and budget.

This early collaboration is absolutely key to avoiding costly surprises, misalignments, or the pursuit of unviable options later in the project.

3. Insist on a Detailed and Transparent Cost Plan
Once you have shortlisted or secured a potential office space and have a developed design concept (even if preliminary), your chosen fit out partner should provide you with a comprehensive and detailed cost plan. This document should meticulously break down all anticipated expenses, covering:

Pre construction Costs: Design fees, survey costs, fees for statutory approvals.
Construction Costs: Partitioning, ceilings, flooring, decorations, joinery.
M&E Services Costs: HVAC, electrical, lighting, data, plumbing, fire alarms, security systems.
Finishes and Fittings: Specific costs for chosen materials.
FF&E Costs: Detailed breakdown of furniture items and equipment.
Preliminaries: Site setup, management, insurance, waste disposal.
Contingency Sum: A clearly stated allowance for unforeseen items.
Professional Fees: If not included elsewhere.

Scrutinise this cost plan carefully. Ask questions to ensure you fully understand what is included and, just as importantly, what is excluded. A transparent cost plan is a hallmark of a reputable fit out partner.

4. The Indispensable Role of a Contingency Fund
As already touched upon, it is standard best practice, and highly advisable, to include a dedicated contingency sum within your overall project budget. This is typically set at between 10% and 15% of the total estimated construction and fit out cost. This fund is not there to be frittered away; it serves as a crucial financial buffer to cover genuinely unforeseen circumstances or necessary changes. Examples include:

Discovering unexpected site conditions once strip out or intrusive surveys are completed (e.g., hidden asbestos, poor structural conditions, undocumented existing services).
Client requested changes to the design or specification part way through the project (scope creep).
Additional requirements imposed by statutory authorities or the landlord.
Unforeseen price increases for materials due to market volatility (though a good contractor will try to fix prices where possible).

Having an adequate contingency prevents these issues from derailing the project, forcing undesirable compromises on other essential elements of the design, or causing significant financial stress.

5. Embrace Value Engineering as a Collaborative Process
Value engineering is a systematic and creative approach to reviewing the design and specification with the aim of identifying potential cost savings without compromising the overall quality, functionality, aesthetic intent, or long term performance of the office space. It is not simply about making things cheaper by reducing quality. Your fit out partner should be able to work collaboratively with you and the design team to:

Suggest alternative materials or finishes that offer similar performance and aesthetics at a lower cost.
Propose more efficient construction methods or design details.
Identify areas where specifications might be slightly over engineered for the actual requirement.

An open and collaborative approach to value engineering can often unlock significant savings while still achieving your core project objectives.

6. Strategic Financial Planning: Beyond the Initial Spend
While it is natural to focus on minimising the initial capital outlay for the fit out, it is equally important to consider the long term value and return on investment (ROI). A well designed, high quality office environment is a strategic asset that can deliver tangible benefits over many years:

Improved Employee Productivity and Efficiency: A workspace tailored to workflows and equipped with the right tools directly supports better performance.
Enhanced Employee Well being, Morale, and Retention: A comfortable, inspiring, and healthy environment contributes to job satisfaction and reduces staff turnover, which has its own significant costs.
Attraction of Top Talent: In a competitive employment market like London, your office is a key part of your employer brand.
Reduced Operational Costs: Investing in durable materials means less frequent replacement and repair. Energy efficient M&E systems lead to lower utility bills over the lifecycle of the fit out.

Prestige Interiors understands this broader perspective, focusing on creating spaces that are not only aesthetically pleasing but also support long term business success and operational efficiency .

The Prestige Interiors Approach: Partnering for Value and Excellence in Your London Office Fit Out

Selecting the right office fit out partner is arguably one of the most critical decisions you will make in your project. This choice will profoundly impact the cost, quality, and ultimate success of your new London workspace. Prestige Interiors distinguishes itself through a combination of extensive experience, a client centric philosophy, and a proven track record of delivering exceptional results. Their recent accolade as Construction Business of the Year at the 2024 Spelthorne Business Awards serves as a powerful testament to their industry leading position and unwavering commitment to excellence .

A Deep Dive into Your Vision, Culture, and Budgetary Realities:
Prestige Interiors operates on a foundation of genuine collaborative partnership . They invest significant time upfront to thoroughly understand your specific business objectives, your unique brand identity, your prevailing workplace culture, and your budgetary parameters before embarking on design development. This consultative approach ensures that your vision remains the central driving force throughout all stages of the decision making process. It guarantees that the budget is strategically allocated to achieve the optimal outcome, aligning financial resources with your most critical priorities. They possess a keen understanding of the symbiotic relationship that exists between a company's workforce and its office space design, recognising how a thoughtfully conceived and meticulously executed workspace can act as a powerful catalyst for enhanced efficiency, creative thinking, and improved morale .

Comprehensive In House Services for Streamlined Delivery and Cost Efficiency:
Their comprehensive, end to end service model encompasses the full spectrum of fit out requirements. This includes expertise in both Cat A and Cat B fit outs, a strong emphasis on design excellence and innovation, intelligent space optimisation strategies, a dedicated focus on functionality and user comfort, the integration of sustainable and future proof solutions, and rigorous, proactive project management . This integrated offering means they can provide holistic solutions, often proving more cost effective and considerably more streamlined than the alternative of engaging and coordinating multiple separate contractors, designers, and specialist consultants. Their in-house technical expertise extends to critical areas such as complex electrical services, robust network infrastructure design and installation, and the delivery of premium HVAC systems, ensuring that every facet of your office fit out is handled with consummate skill and attention to detail .

Navigating London's Unique and Demanding Commercial Landscape:
With an ingrained, in depth understanding of the dynamic London business scene and a nuanced appreciation for the diverse characteristics and logistical challenges of its various boroughs, Prestige Interiors brings invaluable local insights and practical, proven solutions to every project undertaken in the capital . Their extensive portfolio showcases successful fit outs across a wide range of commercial spaces and business sectors, from high performance environments like the Performance Pro gymnasium to technically demanding facilities such as the CNBC London television station and corporate environments like the Essential Pharma project . This breadth of experience allows them to create modern, highly functional, and inspiring workspaces that are precisely tailored to meet the unique and often complex requirements of their London based clientele. They also have experience in specific locales such as undertaking office fit out in Maidenhead and office fit out in Bracknell.

An Unwavering Commitment to Quality, Transparency, and Minimal Disruption:
Prestige Interiors' approach to quality assurance is embedded in their processes, involving comprehensive oversight and meticulous attention to detail throughout every phase of the project, from initial concept to final handover and beyond . Their well honed philosophy of minimising disruption to ongoing client operations is particularly valuable in the fast paced London environment, where maintaining business continuity during refurbishment works is frequently a critical success factor . This involves careful upfront planning, phased execution where necessary, and considerate scheduling of works, all designed to avoid unexpected delays and the associated cost overruns. This commitment to quality and client satisfaction has earned them significant repeat business and a strong reputation built on referrals, highlighting the trust they build with their clients .

By choosing to partner with an experienced, reputable, and client focused firm like Prestige Interiors for your London office fit out, you can proceed with confidence. You can be assured that your project will be managed with professionalism and efficiency, with a clear and consistent focus on delivering maximum value for your significant investment. For further insights, you might also find their expert guide on the best office fit out companies in London a useful complementary resource.

Beyond the Initial Spend: Understanding the Long Term ROI of a Well Designed London Office

While the initial capital expenditure for an office fit out in London is undoubtedly a significant consideration, it is crucial for forward thinking businesses to view this not merely as an expense, but as a strategic, long term investment. A thoughtfully designed, high quality, and well executed office space can deliver substantial and multifaceted returns that extend far beyond the project completion date:

Enhanced Productivity and Operational Efficiency: A workspace that is meticulously tailored to your team's specific workflows, provides diverse work settings for different tasks, incorporates appropriate technology seamlessly, offers good acoustic control, and features comfortable, ergonomic furniture can directly and measurably boost employee productivity and overall operational efficiency.
Improved Employee Well being, Morale, and Engagement: An inspiring, comfortable, safe, and healthy work environment contributes significantly to higher levels of employee satisfaction, reduced stress levels, lower rates of absenteeism, and increased engagement. Features such as abundant natural light, biophilic design elements (incorporating nature), excellent air quality, and well designed breakout spaces that encourage social interaction, relaxation, and movement are increasingly recognised as vital components of a positive workplace experience.
Attraction and Retention of Top Talent: In a highly competitive and dynamic talent market like London, your office space serves as a powerful, tangible tool for attracting the best candidates and retaining your most valuable employees. It is a physical manifestation of your company culture and a clear signal of how much you value your team. A poorly designed or maintained office can be a significant deterrent.
Strengthened Brand Identity and Positive Client Perception: Your office is often the first and most lasting physical impression a client or partner has of your business. A well designed, professional, and on brand space can significantly impress visitors, reinforce your core brand values, and create a positive, memorable, and confidence inspiring perception.
Future Proofing Your Workspace for Agility and Growth: Incorporating principles of flexibility and adaptability into the initial design can allow your workspace to evolve alongside your business. Using modular furniture systems, demountable partitions, and future ready M&E infrastructure can enable easier reconfiguration to accommodate future growth, changes in working styles (e.g., increased hybrid working), or evolving departmental needs, thereby saving the considerable cost and disruption of more extensive refurbishments down the line.
Tangible Operational Savings and Sustainability Gains: Investing in energy efficient M&E systems (such as LED lighting with smart controls, modern HVAC with heat recovery) and specifying sustainable, durable materials can lead to demonstrably lower utility bills, reduced maintenance costs, and a smaller environmental footprint over the lifecycle of the office fit out. This not only benefits the bottom line but also enhances your company's credentials as a responsible business.

The Quotation and Contract Journey: What to Expect

Once you have a shortlisted fit out partner and a reasonably developed design brief, the process moves towards obtaining a formal quotation and entering into a contract. Understanding this journey is key to a transparent and successful project.

1. Detailed Site Surveys and Brief Refinement:
Before providing a firm quotation, your chosen contractor will conduct thorough site surveys. This involves taking precise measurements, assessing the condition of existing services, and identifying any potential site specific challenges. They will also work with you to further refine the design brief, ensuring all your requirements are captured.

2. The Quotation/Tender Submission:
You will receive a detailed document outlining the full scope of works and the associated costs. This should include:

A clear description of all works to be undertaken in each area.
Specifications for materials, finishes, and M&E systems.
A schedule of rates or a lump sum price for each element.
Breakdown of preliminaries (site setup, management, insurances etc.).
Proposed project programme and key milestones.
Terms and conditions of the offer.
Details of any exclusions.

It is vital to review this document meticulously. Compare it against your brief and ensure everything you expect is included. Do not hesitate to ask for clarification on any points.

3. Tender Analysis and Negotiation:
If you have sought quotations from multiple contractors (a common practice for larger projects), you will need to analyse them carefully. Look beyond just the bottom line price. Consider the completeness of the submission, the proposed programme, the quality of specified materials, and the contractor's experience and reputation. There may be a period of negotiation to clarify scope, adjust specifications, or agree on final terms.

4. Contract Agreement:
Once you are satisfied, you will enter into a formal contract. Common forms of construction contract used for fit outs include JCT (Joint Contracts Tribunal) contracts, such as the JCT Minor Works, Intermediate, or Design and Build contracts. The contract will legally define the obligations of both parties, the scope of work, the price, payment terms, completion dates, and mechanisms for dealing with changes or disputes. It is advisable to seek legal advice before signing any construction contract, especially for high value projects.

5. Pre Construction Phase:
After contract award, there is a pre construction phase. This involves detailed design development (if not already complete), procurement of materials, scheduling of trades, and finalising all necessary approvals (Building Control, landlord consents). Clear communication and regular progress meetings with your contractor are essential during this stage.

Understanding these steps will help you navigate the commercial aspects of your fit out with greater confidence, ensuring clarity and alignment before work commences on site.

Conclusion: Embarking on Your Transformative London Office Fit Out Journey

The cost of an office fit out in London in the unique and competitive London market is undeniably a complex equation, with a multitude of interdependent variables influencing the final financial commitment. From the fundamental type and existing condition of the chosen commercial space to the desired quality of finishes, the intricacy of the design, the sophistication of technology integration, and the myriad of compliance requirements, each decision point will carry a financial implication.

However, by diligently understanding these influencing factors, by engaging with experienced and reputable office fit out professionals like Prestige Interiors at the earliest possible stage of your project, and by adopting a thorough and realistic approach to budgeting and financial planning, you can navigate this intricate process effectively and with confidence . It is paramount to remember that an office fit out is far more than just a construction project or an unavoidable expense; it represents a significant strategic investment in your people, your brand, your operational effectiveness, and ultimately, your business's sustained future success within the vibrant and demanding commercial heart of London. Prestige Interiors' expertise also extends to transforming educational facilities and they hold DBS Enhanced certification for such environments .

If your business is currently planning or contemplating an office refurbishment in London or a complete fit out, and you are seeking a knowledgeable, reliable, and collaborative partner to translate your vision into an exceptional and value driven reality, Prestige Interiors stands ready to assist 2. With an impressive legacy of over 40 years of industry experience, a deeply ingrained family business ethos prioritising client relationships, and an unwavering commitment to transforming commercial properties into extraordinary and impactful spaces, they possess the expertise and dedication to guide you meticulously through every step of the journey . Their aim is to ensure that your new workspace not only meets your budgetary requirements but also serves as a powerful catalyst to propel your business forward, fostering productivity, innovation, and a thriving company culture.

Contact Prestige Interiors today to discuss your specific office fit out needs and embark on a collaborative journey towards a transformed, inspiring, and future ready London workspace.