How Much Does Office Space Design & Fit Out Cost in the UK?

When planning a new office space design and fit out costs are often the biggest unknown. Businesses want clarity before committing, but costs in the UK can differ greatly depending on the project.

From basic layouts with simple furniture to fully customised, high-end offices, the price per square metre can swing widely. What drives these costs? Factors like size, location, finishes, and the type of fit out you choose.

By understanding these elements, you can budget more accurately and avoid costly surprises. In this article, we’ll outline typical UK office fit out costs and explain the key factors that shape them, so you can move forward with confidence.

Budget-Friendly Office Transformations

Approximate cost: £45-65 per square foot

Even with a modest budget, you can create a professional, comfortable workspace that your team will enjoy. This level focuses on getting the essentials right without fancy extras. You'll get:

• Clean, modern lighting that makes the space feel bright and welcoming.
• Simple but effective room divisions for privacy when needed.
• Comfortable flooring that looks professional.
• Fresh paint in colors that create a positive atmosphere.
• Basic kitchen facilities for breaks and lunch.
• Essential safety features.
• Practical furniture that does the job well.

This approach works brilliantly for small businesses, startups, or anyone who wants a professional space without overspending. The focus is on creating somewhere people actually want to work, with all the basics covered properly.

Approximate cost: £95-200+ per square foot

When you're ready to create something truly special, this is where the magic happens. Premium fit-outs can include:

• Custom-built features designed specifically for your needs.
• High-end materials like solid wood flooring or stone surfaces.
• Sophisticated lighting systems that can adjust throughout the day.
• Top-quality ergonomic furniture that supports health and wellbeing.
• Advanced technology seamlessly integrated into the design.
• Beautifully designed meeting rooms that inspire great conversations.
• Luxury break areas that feel more like high-end cafes.
• Complete branding integration that tells your company's story.
• Advanced climate control for perfect comfort year-round.
• Specialized acoustic treatments for the ideal sound environment.

These projects create workspaces that people genuinely love spending time in. They're about more than just function - they're about creating an environment that inspires, motivates, and supports extraordinary work.

Where you're located in the UK makes a significant difference to your project costs. It's a bit like house prices - some areas simply cost more than others

1 - London and Major Cities

London tends to be the most expensive place for office fit-outs, with costs typically running about 30-50% higher than other parts of the country. This is mainly because companies in London face higher rents, labour costs, and demand pressures compared to elsewhere:

• Skilled craftspeople and designers command higher rates.
• Materials cost more to transport and store in busy city centers.
• There's high demand for quality work, which drives prices up.
• Building regulations can be more complex in historic city centers.

2 - Regional Areas

Outside of London and major cities, you'll generally find:

• More competitive pricing from local contractors.
• Lower material and transport costs.
• Often more flexible timelines.
• Access to skilled local craftspeople at better rates.

Areas like Manchester, Birmingham, Leeds, and other regional centers typically offer excellent value while still providing access to high-quality professionals.

What Influences Your Project Fit-out Costs?

1. The Size of Your Space

Bigger isn't always more expensive per square foot. In fact, larger projects often provide better value because:

• Fixed costs like design and project management get spread over more space.
• Material suppliers offer better rates for larger orders.
• Contractors can work more efficiently on bigger projects.

However, remember that doubling your space size will roughly double your total investment, even if the per-square-foot cost is lower.

2. Your Building's Starting Point

The condition of your building significantly affects what you'll need to spend:

• Modern Buildings (built in the last decade): These usually have good basic systems already in place, which can save you considerable money. The electrical systems, heating, and air conditioning are likely to be in good condition, meaning you can focus your budget on the visible improvements. With the help of experienced
• construction contractors.
• Older Buildings: Character buildings often need more investment in the basics before you can start on the exciting stuff. You might need to upgrade electrical systems, improve heating and cooling, or address structural issues. This can add significantly to your project cost, but the end result often has much more character and charm.
• Historic or Listed Buildings: These require special care and often specialized materials and techniques. While more expensive, the results can be absolutely stunning and provide a unique environment that's impossible to replicate in modern buildings.

3. Your Vision and Requirements

• Simple Refreshes: If your space just needs updating rather than a complete transformation, costs will be much more manageable. This might involve new paint, flooring, lighting, and furniture while keeping the basic layout.
• Complete Transformations: When you want to completely reimagine how a space works, costs increase but so does the potential for creating something truly special. This involves changing layouts, adding new rooms, upgrading all systems, and creating custom features.
• Specialized Needs: Some businesses need particular features - maybe you need a showroom area, specialized storage, recording studios, or laboratory spaces. These requirements affect costs but ensure your space perfectly supports your work.

Understanding how your investment is typically split helps you make better decisions about where to focus your budget.

1- Building Systems (Around 20-45% of your budget)

This covers all the invisible stuff that makes your office work properly:

• Heating, cooling, and ventilation systems.
• Electrical work and power supplies.
• Lighting systems.
• Safety features like fire alarms and emergency lighting.
• Security systems.
• Internet and phone infrastructure.

While not the most exciting part of the project, getting these elements right is crucial for creating a comfortable, safe, and functional workspace.

2- Construction and Finishes (Around 25-45% of your budget)

This is where your space starts to take shape:

• Creating new rooms and spaces.
• Installing flooring that looks great and feels comfortable.
• Wall finishes and decoration.
• Built-in storage and custom features.
• Doors and windows.

This is often where you see the most dramatic transformation in how your space looks and feels.

Furniture and Equipment (Around 10-20% of your budget)

The furniture you choose dramatically affects both the look and functionality of your space:

• Desks and workstations.
• Seating for different activities.
• Storage solutions.
• Meeting room furniture.
• Break area furnishings.
• Technology equipment.

Good furniture isn't just about appearance - it's about creating an environment where people can do their best work comfortably.

Professional Services (Around 10-15% of your budget)

Don't forget about the expertise needed to bring your vision to life:

• Design and planning.
• Project management.
• Specialist consultations.
• Permits and approvals.
• Quality control and coordination.

Experienced professionals help ensure your project runs smoothly and delivers exactly what you're hoping for.

Most office fit-out projects take around 2-4 months from start to finish, but this varies depending on the scope and complexity of your vision.

• Planning Phase (2-4 weeks)

This is where your ideas take shape. You'll work with designers to create detailed plans, choose materials and finishes, and get all necessary approvals.

• Construction Phase (6-12 weeks)

This is when the transformation happens. The timeline depends on how extensive your project is and whether you're working around ongoing business operations, especially in repurposing projects where spaces are adapted for new uses.

• Finishing Touches (1-2 weeks)

The final details that make all the difference - installing furniture, adding decorative elements, and making sure everything works perfectly.

Factors That Affect Timeline

• Rushing Your Project: While it's possible to accelerate timelines, it usually comes with extra costs. Contractors may need to work evenings or weekends, and there's less time for careful planning.
• Phased Approaches: If you need to keep working during the fit-out, projects can be done in phases. This takes longer overall but minimizes disruption to your business.
• Seasonal Considerations: Some times of year are busier than others for contractors. Planning your project during quieter periods can sometimes result in better availability and pricing.

Hidden Costs to Consider

Business Disruption

If you're fitting out your current workspace, think about:

• Temporary workspace costs if you need to relocate during construction.
• Productivity impacts during the transition.
• Additional setup costs for temporary arrangements.

Building-Specific Requirements

Some buildings need extra work:

• Safety upgrades to meet current regulations.
• Accessibility improvements.
• Planning permissions for certain changes.
• Utility upgrades if current systems aren't adequate.

Technology Integration

Modern offices often need significant technology investment:

• High-speed internet infrastructure.
• Video conferencing facilities.
• Audio-visual systems.
• Security and access systems.
• Smart building features.

Smart Ways to Manage Your Investment Plan Thoroughly

The more thought you put into planning, the smoother your project will run and the better value you'll get. Consider:

• How you actually use your space day-to-day
• What impression you want to create for visitors
• How your needs might change in the next few years
• What elements are most important to your team's happiness and productivity

Get Multiple Opinions

Different contractors and designers will have different approaches and pricing. Getting several proposals helps you understand your options and find the best fit for your project.

Consider Phased Approaches

You don't have to do everything at once. Many successful projects are completed in phases:

• Phase 1: Essential improvements for immediate needs.
• Phase 2: Enhanced features and finishes.
• Phase 3: Nice-to-have extras and luxury additions.

This approach helps manage cash flow and allows you to adjust plans based on how the early phases work out.

Think Long-Term

While it's tempting to focus on initial costs, consider the long-term value:

• Quality materials and construction last longer and look better over time.
• Good design can adapt to changing needs.
• Comfortable, attractive spaces improve staff satisfaction and retention.
• Professional environments can help attract better clients and talent.

Office fit-out costs in the UK can range from around £50 per square foot for basic improvements to £200+ per square foot for premium transformations. The key is understanding what different investment levels can deliver and choosing an approach that matches your needs, budget, and vision. Whether for a large home office design or a workplace.

Remember that your office space affects every aspect of your work life. Whether you're creating a simple, functional environment or designing something truly spectacular, the right investment in your workspace can transform how you and your team experience work every day.

The best projects balance practical needs with aspirational goals, creating spaces that not only work well today but also support your future growth and success. With proper planning and the right professional partners, you can create an office environment that you'll be proud of and that genuinely enhances your business operations.