What it actually costs.
Honest £/sqft bands by sector, drawn from live tenders we've priced in the last 12 months. Directional planning — every fixed price follows a site visit and intrusive survey.
Directional only. Excludes VAT, professional fees, FF&E and decant. A site visit + intrusive survey turns this into a fixed price within seven days.
- SectorOffice fit-out
- SpecMid spec
| Sector | Light touch | Mid spec | High spec |
|---|---|---|---|
Office fit-out (Cat A → Cat B) Driver: M&E reuse, ceiling type, AV spec. | £75–110 / sqft | £110–160 / sqft | £160–260 / sqft |
HMO conversion (per bed) Driver: structural alterations, en-suites, fire strategy. | £14k–22k / bed | £22k–34k / bed | £34k–55k / bed |
Residential conversion / refurb Driver: kitchen/bathroom spec, structural openings. | £140–220 / sqft | £220–340 / sqft | £340–520 / sqft |
Healthcare / clinical fit-out Driver: HTM compliance, medical gas, IPC zoning. | £180–260 / sqft | £260–380 / sqft | £380–600 / sqft |
DFG adaptations (per project) Driver: level access, wet-room, through-floor lift. | £8k–22k | £22k–45k | £45k–90k |
- 01Survey & enabling works
Asbestos R&D, structural opening-up, MEP intrusive — done before fixed price.
- 02Programme premium
Out-of-hours, phased decant, weekend possessions add 6–18%.
- 03Specification creep
Late finish changes are the single biggest cost overrun on every job.
- 04Statutory consents
Building Control, party wall, licensing windows — sequenced or you pay twice.
- 05Sub-contractor risk
Sole-trader pricing wins tenders, loses programmes. We carry tier-1 trades.
- 06Contingency
10–15% honest contingency beats 0% theatre every time.
Get a real number on your project.
Free site visit, honest budget bracket inside seven days, fixed price after survey.