One of the most common challenges businesses face when planning an office fit-out is knowing whether the figures they are being quoted are fair. Without a reliable benchmark, it is almost impossible to evaluate competing proposals, identify where costs can be reduced, or build a credible business case for internal sign-off.
As a headline benchmark, a Cat B office fit-out in the UK typically costs between £40 and £130 per square foot depending on specification. Furniture, IT and professional fees add significantly to that figure. The rest of this guide breaks those numbers down so you can see where your project is likely to sit.
This guide is designed to give you the context you need to approach your office fit-out budget with confidence. We cover the typical cost ranges for different types of fit-out, the key factors that drive costs up or down, and the hidden expenses that frequently catch businesses out.
If you have not yet confirmed how much space you need, our free office space calculator can help you work that out before you start comparing quotes.
Why Benchmarking Your Fit-Out Budget Matters
Without a clear benchmark, the procurement process for an office fit-out can feel like a lottery. Two contractors given the same brief can return quotes that differ by 30 per cent or more. Without a frame of reference, it is difficult to know whether the lower quote represents good value or corners being cut, and whether the higher quote reflects genuine quality or simply a wider margin.
Benchmarking gives you that frame of reference. It allows you to evaluate proposals objectively, have informed conversations with your fit-out partner, and set realistic expectations with your board or leadership team before the project begins.
Understanding the Different Types of Office Fit-Out
Before benchmarking costs, it is important to understand which type of fit-out you are actually planning. The three most common categories are Cat A, Cat A+ and Cat B, and the cost differences between them are significant.
A Cat A fit-out delivers the space to a basic, lettable standard, typically including raised floors, suspended ceilings, lighting, HVAC and basic finishes. It creates a blank canvas but does not include any of the elements that make a space feel like a workplace. Cat A fit-outs are most commonly undertaken by landlords prior to letting.
A Cat B fit-out is what most occupiers are planning when they talk about fitting out an office. It builds on the Cat A foundation and adds everything that makes the space functional and branded: partitioned meeting rooms, kitchen and breakout areas, furniture, flooring, branded graphics, AV and IT infrastructure. This is typically the most significant cost category for businesses.
A Cat A+ fit-out sits between the two: a landlord-delivered space that is move-in ready, with furniture and basic finishes already installed, but without the depth of customisation a Cat B delivers.
How Much Does an Office Fit-Out Cost in the UK?
The following ranges are intended as a guide for Cat B office fit-out costs in the UK market as of 2025/26. These figures cover construction and installation only and do not include furniture, IT, professional fees or VAT.
• Standard specification: £40 to £65 per square foot. Functional meeting rooms, a kitchen, standard finishes and basic branding.
• Mid-range specification: £65 to £90 per square foot. Higher quality finishes, more considered acoustic design and bespoke joinery elements.
• High specification: £90 to £130+ per square foot. Premium materials, full AV integration, bespoke furniture and architectural detailing on design-led projects.
Fit-out costs in London are generally 15 to 25 per cent higher than in regional cities such as Manchester, Leeds, Birmingham or Bristol, due to higher labour costs, access constraints and supply chain differences.
What Drives Office Fit-Out Costs Up or Down?
Understanding the variables that affect fit-out cost is as important as knowing the headline figures. The same floorplate can cost significantly more or less to fit out depending on a number of factors.
The condition and specification of the base space has a significant impact. A space with high-quality Cat A infrastructure already in place will cost less to bring to Cat B standard than one that requires substantial M&E works. Similarly, a recently refurbished building will have fewer surprises than an older one.
The ratio of enclosed to open space affects cost considerably. Meeting rooms, pods, phone booths and partitioned spaces all cost more per square foot than open plan desk areas, due to the additional partitioning, glazing, doors and mechanical and electrical connections required.
Specification choices across every category, from ceiling tiles and flooring to kitchen units and meeting room furniture, accumulate quickly. A project where all specification decisions are made at a mid-range level will cost substantially less than one where a handful of high-profile elements are specified at premium level.
Programme length and access constraints also affect cost. Projects with extended timescales or restricted access windows, for example works that can only be carried out outside business hours, typically cost more to deliver.
If you are refurbishing an existing space instead of fitting out a new one, office refurbishment costs are typically lower per square foot, as elements of the existing infrastructure can be retained. The saving depends heavily on the condition of the current fit-out. A dated space that needs substantial strip-out works can cost almost as much as fitting out from scratch, so it pays to have the existing space surveyed before setting a refurbishment budget.
The Hidden Costs Businesses Frequently Miss
The construction and installation cost is only one part of the total investment in an office fit-out. Several additional cost categories are regularly underestimated or omitted from initial budgets, creating unwelcome surprises later in the process.
• Furniture: £15 to £40 per square foot. Frequently treated as a separate exercise and under-budgeted as a result. The figure depends on the specification you choose.
• IT and data infrastructure: £8 to £20 per square foot. Covers structured cabling, wireless access points, server or comms room fit-out and AV integration, depending on the complexity of the requirement.
• Professional fees: 12 to 18 per cent of construction cost. Design, project management, cost consultancy and CDM coordination.
• Landlord consent costs: Preparation of drawings for a Licence for Alterations and any associated legal fees.
• Contingency: 10 to 15 per cent of total project cost. Sound practice on any fit-out, however well scoped.
Cost Per Head vs Cost Per Square Foot
Many businesses find it useful to benchmark fit-out cost on a per-head basis as well as per square foot, particularly when comparing proposals for different-sized spaces or evaluating whether a project represents good value relative to the number of employees it will support.
A mid-range Cat B fit-out for 50 people in a 5,000 square foot space at £70 per square foot represents a total construction cost of £350,000, or £7,000 per head. Adding furniture at £20 per square foot and IT at £12 per square foot brings the total to approximately £510,000, or around £10,200 per person.
This cost-per-head framing can be a useful way to contextualise fit-out investment for senior stakeholders, particularly when set alongside the cost of employee turnover, reduced productivity or real estate inefficiency that a poorly designed workplace can create.
Get a Detailed Cost Plan for Your Fit-Out
The most reliable way to benchmark your specific project is to work with an experienced fit-out partner who can provide a detailed cost plan based on your actual brief, space and specification choices. Generic benchmarks are a useful starting point, but they cannot account for the specific characteristics of your building, your brief or your timeline.
We provide transparent cost planning as part of our office fit-out service, helping you understand where your budget is being spent and where there are opportunities to make different choices. We believe an informed client makes better decisions, and better decisions lead to better projects.
If you are at the early stages of a project, our guide on how to plan an office fit-out successfully is a good next step. And when you are ready to put real numbers against your space, get in touch and we will build you a detailed cost plan you can benchmark with confidence.
