Office fit out cost is one of the first questions businesses ask when planning a move, refurbishment or workplace transformation. UK office fit out can range from around £30 to £250 per square foot, depending on the specification, building condition, location and level of finish.
These figures should be treated as guide prices. A reliable budget still needs a clear brief, a site survey, technical checks and a detailed scope of works. However, the ranges below will help you understand what to allow before a full cost plan is prepared.
This guide explains typical costs for Cat A, Cat B, Cat A+, shell and core, refurbishment and dilapidations. It also looks at the main factors that influence cost, including layout, furniture, technology, sustainability, location and procurement route.
For a clearer budget, it is worth involving a team that can connect design, technical coordination and delivery from the start. Spectrum’s fit out delivery service is structured around that full journey.
Office fit-out costs per square foot - a quick comparison
The table below gives a simple comparison of typical office fit out cost ranges. Costs will vary from project to project, so they should be used as an early planning guide rather than a fixed quotation.
| FIT OUT LEVEL | LOW RANGE | HIGH RANGE |
|---|---|---|
| Bronze Specification | £30 | £70 |
| Silver Specification | £70 | £140 |
| Gold Specification | £140 | £250 |
| Dilaps | £15 | £25 |
Major city projects, especially in central London, often sit towards the higher end of these ranges. Labour, access, logistics, material costs and programme restrictions can all affect the final figure.
Because market pricing changes throughout the year, any office fit out cost guide should be treated as a starting point. External cost data providers such as BCIS track UK construction cost data and can help project teams understand wider pricing movement.
The different levels of office fit out.
There are no universal industry definitions for every level of fit out. However, most office projects sit within four broad categories: shell and core, Cat A, Cat A Plus and Cat B.
Shell and core
Shell and core works usually relate to the basic building structure. This may include the external envelope, core areas, main structure, common services and essential building infrastructure.
Category A:
Cat A fitout prepares a space so that it can be let or occupied as a basic, usable shell. It commonly includes raised floors, suspended ceilings, lighting, mechanical services, life safety systems and decorated finishes.
Cat A Plus sits between Cat A and Cat B. It usually adds light enhancements that make the space more ready to occupy. This might include simple furniture, meeting rooms, kitchen points and basic finishes.
Cat B fitout turns a basic shell into a fully operational workplace. It is tailored to the occupier and may include meeting rooms, offices, breakout areas, desking, furniture, branding, technology and specialist finishes.
Your costs will rise as you move from Shell & Core toward a complete Category B fit-out, especially with bespoke finishes or integrated AV systems. The differences between a Cat A and Cat B fit out are important to understand when undertaking a new project.
How much does a cat a fit-out cost?
A Cat A fit out is usually undertaken by a landlord or developer before a space is leased. It provides the base specification that a future occupier can then adapt.
Although specifications vary, Cat A works often include flooring, ceilings, lighting, heating, cooling, ventilation, power distribution, fire systems and basic decoration. As a guide, a Cat A office fit out cost is usually around £30 to £70 per square foot.
The quality of Cat A work matters. Poorly coordinated mechanical, electrical or structural decisions can create extra cost later when the occupier starts the Cat B stage. Early technical coordination helps reduce that risk.
How much does a cat b fit-out cost?
When occupiers ask about office fit out cost, they are often talking about Cat B. This is the stage that makes the space work for the business, its people and its brand.
A Cat B project may include offices, meeting rooms, breakout spaces, kitchen areas, collaboration settings, furniture, acoustic treatments, finishes, signage, power, data, lighting and AV.
As a guide, a mid-range Cat B fit out usually costs around £70 to £140 per square foot. For a more bespoke workplace with high-quality finishes, integrated technology or custom joinery, a more realistic allowance may be £140 to £250 per square foot.
The final cost depends on how complex the design is, how much existing infrastructure can be reused and how much specialist work is needed. A clear brief at the start will make the budget far more reliable.
How office size and layout influence cost
Larger offices need more materials, labour and coordination. Flooring, decoration, lighting, partitions, furniture and services all increase as the space grows.
However, larger projects can sometimes benefit from economies of scale. The cost per square foot may reduce when materials, labour and site management are spread across a larger floorplate.
Layout also matters. A simple open-plan arrangement will usually cost less than a complex layout with numerous meeting rooms, focus rooms, collaboration zones and bespoke joinery.
What factors influence office fit out cost?
Several factors can influence the final cost of a workplace project. Some are obvious, such as size and finish level. Others only become clear once the existing building has been surveyed.
Office location
Location has a major impact on price. Central London and other major city locations often cost more because of labour rates, access restrictions, parking, deliveries, working hours and site logistics.
Building condition
An older building may need more work before the visible design can begin. Mechanical systems, electrical capacity, fire safety, floor levels, ceilings and ventilation can all affect the budget.
Refurbishment works
An office refurbishment can be more cost-effective than a full relocation. However, it may require careful phasing, temporary decanting or out-of-hours work to reduce disruption to staff.
Sustainability choices
Sustainable materials, low-VOC finishes, LED lighting, reused furniture and efficient building systems can influence upfront cost. They can also improve long-term value by reducing waste and supporting lower operational impact.
Design & build vs traditional procurement
The way you procure your project can affect both cost and control. A traditional route may involve separate designers, consultants and contractors. This can work well, but it needs strong coordination.
A design and build approach brings design and construction under one team. This can reduce handovers, improve accountability and help the budget develop alongside the design.
For many organisations, the biggest benefit is clarity. When the same team is responsible for the brief, design, technical detail and delivery, cost decisions can be tested earlier. This helps reduce surprises when the project reaches contract stage.
Whichever route you choose, cost control should start before drawings are finalised. Early budgeting, site surveys, risk allowances and clear decision-making will all make the final office fit out cost easier to manage.
What are dilapidations and how much do they cost?
Dilapidations, often shortened to ‘dilaps’, are the works a tenant may need to complete at the end of a lease. The exact requirement will depend on the lease terms and the condition of the space.
In simple terms, the landlord may expect the outgoing tenant to return the building to its original condition. This can include removing partitions, taking out meeting rooms, redecorating walls, repairing damage and removing tenant-specific alterations.
A landlord’s surveyor will usually inspect the space and provide a schedule of items that need attention. In some cases, it may be possible to agree which items stay in place. This can happen where the work is useful to the next occupier or improves the property.
As a guide, dilapidation works often cost around £15 to £25 per square foot. However, the actual cost can vary significantly depending on lease terms, the amount of alteration and the landlord’s requirements.
Frequently Asked Questions
How much should I budget for an office fit out in 2025?
For early planning, allow around £30 to £70 per square foot for a basic fit out, £70 to £140 per square foot for a mid-range Cat B fit out and £140 to £250 per square foot for a high-spec workplace. The right figure depends on scope, location and specification.
Is Cat A cheaper than Cat B?
Cat A is usually cheaper because it creates a basic lettable space. Cat B normally costs more because it turns that space into a complete working environment with furniture, meeting rooms, technology, branding and finishes.
What is the best way to reduce fit out costs?
The best way to control costs is to start with a clear brief, survey the space properly and make key decisions early. Reusing suitable existing services, furniture or finishes can also help reduce unnecessary spend.
Are dilapidations included in fit out costs?
Dilapidations are usually separate from the cost of fitting out a new space. They relate to lease-end reinstatement works at your previous premises, so they should be included as a separate budget line when planning a move.
