Free online calculator
Office fit-out cost calculator UK (2026): London cost per m²
An office fit-out in London costs from about £148 per m² inc VAT for a light refresh, £447 per m² for Cat A and £593 per m² for Cat A with air conditioning, at our 2026 rates. Enter the floor area, partitions and doors to see a budget for your space.
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- London rates, 2026 prices
- VAT included
- No sign-up to see the price
Calculator
Work out your office fit-out cost
Answer the questions below. The estimate updates as you go, and you only leave your details if you want an exact price.
Office refurbishment cost calculator
Price an office fit-out per floor: partitions by length and height, fire doors, ceilings, flooring, lighting, power and data, WCs and kitchenettes.
What is included
What the calculator counts
- The floor area of the space.
- Doors, including fire doors.
- Flooring and finishes.
- Cat A: raised access floor, fire alarm, emergency lighting and asbestos survey.
- Cat B: access control, phone booths and meeting pods, acoustic panels, workstations, reception desk, signage, comms room, showers and cycle parking.
- New partition walls, by length and height.
- The total shown with VAT, with the figure before VAT underneath.
- Floor plans can be uploaded with your request.
2026 prices
Office fit-out and refurbishment cost per m² and sq ft in London
Supply and fit rates our calculator uses, per m² of floor, including 10% for site set-up, protection, waste and management. Design fees, partitions, doors and Cat B items are added on top.
| Scope | Per m² + VAT | Per m² inc VAT | Per sq ft + VAT |
|---|---|---|---|
| Light refreshStrip-out, carpet tiles, LED lighting, decorating | £123 | £148 | £11 |
| Cat A fit-outRefresh plus raised access floor, grid ceiling, small power and data, fire alarm, emergency lighting | £373 | £447 | £35 |
| Cat A with air conditioningCat A plus air conditioning | £494 | £593 | £46 |
Cat B items
| Item, supplied and fitted | + VAT | Inc VAT |
|---|---|---|
| Workstation: desk, task chair and pedestal | £850 | £1,020 |
| Fire door FD30, certified doorset (supplied and fitted) | £720 | £864 |
| Access control per door: reader, maglock, exit button, cabling | £750 | £900 |
| Phone booth pod, 1 person | £4,000 | £4,800 |
| Meeting pod, 4 person, with ventilation and power | £11,000 | £13,200 |
| Reception desk, modular with branded front | £4,500 | £5,400 |
| Office WC refurbishment (per WC) | £3,200 | £3,840 |
| Office kitchenette / tea point | £7,500 | £9,000 |
| Staff shower room, accessible, with lockers | £9,000 | £10,800 |
| Comms room: cooling, power, cabinet, fire stopping | £8,000 | £9,600 |
Office refurbishment cost by office size
Most UK offices are let by the square foot, so here are whole-floor budgets at the rates above, rounded to the nearest £1,000 and including VAT. These are indicative budgets, not a quotation: the actual cost depends on the survey, the building and the specification. Partitions, doors, kitchens, WCs and Cat B items are extra and are priced in the calculator.
| Office size | Light refresh | Cat A | Cat A + air con |
|---|---|---|---|
| 1,000 sq ftabout 93 m² | £14,000 | £42,000 | £55,000 |
| 2,500 sq ftabout 232 m² | £34,000 | £104,000 | £138,000 |
| 5,000 sq ftabout 465 m² | £69,000 | £208,000 | £275,000 |
| 10,000 sq ftabout 929 m² | £137,000 | £416,000 | £551,000 |
Budget rates, not a fixed quote. The fixed price is confirmed after a free survey of the space.
Price terms
What is in the price
Every estimate is for supply and fit: we buy the materials and fittings, do the work with our own team and clear up. This is what the price covers, what it leaves out, and what we need from you.
Included: what we supply and do
- Labour of our own plumbers, gas engineers, electricians, tilers, carpenters and decorators.
- Building materials: pipework, cables, consumer unit parts, plasterboard, plaster, adhesive, grout, screws, sealant, paint and primer.
- Partitions, doors, ceilings, flooring, lighting, power and data, WCs, kitchenettes, air conditioning and the Cat A / Cat B items you tick.
- Every fitting you tick in the calculator at the finish level you choose (standard, mid-range or premium), bought by us and fitted.
- Waste removal and skips, protection of floors and furniture, site set-up and project management.
- Testing and certificates: gas safety, electrical (Part P) and building control notices where the work needs them.
- VAT at 20%: the range shown is the figure you would pay.
Not included
- Architect drawings, structural engineer, planning fees and party wall surveyors, unless you tick them in the calculator.
- Loose furniture beyond the workstations ticked, IT equipment and landlord's approval fees.
- Structural problems found after opening up: rot, damp, asbestos, old wiring not up to standard. They are priced separately after the survey.
- Furniture, curtains, blinds, light bulbs in decorative fittings and loose appliances that are not built in.
- Parking permits and congestion charges, which are charged at cost.
From you
- If you prefer to buy your own tiles, sanitaryware, kitchen units or appliances, tell us: we fit them and take their cost out of the price. Supply-only items must be on site before the work starts.
- Access to the property, water and electricity during the work.
- Decisions on colours, tiles and fittings before the work starts, so nothing waits on a delivery.
Budget
What changes the price most
Partitions
Meeting rooms and private offices are priced by the area of new wall. Enter the length and height of each wall and the calculator works out the square metres.
Doors
Fire doors cost more than standard doors, and the number of doors follows from the number of rooms you create.
Working around your business
Work can be planned for evenings and weekends to keep the office running. We work 8am to 10pm Monday to Saturday, and 8am to 6pm on Sunday.
How it works
From estimate to fixed price
Answer the questions
Sizes, finishes and fittings. It takes a few minutes and you can change any answer.
See the estimate
A price range with VAT, with a breakdown of what it is made of.
Send it to us
Add your contact details, and a drawing if you have one, to ask for an exact price.
Free survey, fixed price
We visit, measure and confirm a fixed price before any work starts.
Read how we carry out office refurbishment in London, or see our hourly rates for smaller jobs on the pricing page.
Questions
Office fit-out cost calculator questions
How much does an office fit-out cost in London?
It depends on the floor area, the number of partitions and doors, and the finish you choose. The cost per m² table on this page shows our rates for a light refresh, a Cat A fit-out and Cat A with air conditioning, and the calculator gives a budget range with VAT for your space.
Can the work be done outside office hours?
Yes. We work 8am to 10pm Monday to Saturday and 8am to 6pm on Sunday, so the work can be planned around your opening hours.
Can I upload a floor plan?
Yes. Upload a PDF or a photo, up to 10 MB, and it goes to our estimator together with your request.
Is the estimate a fixed quote?
No. It is a budget range. The fixed price is confirmed after a free survey of the space.
What does an office fit-out cost per sq ft?
At our 2026 rates, including VAT and site costs: about £14 per sq ft for a light refresh, £42 per sq ft for Cat A and £55 per sq ft for Cat A with air conditioning. So a 2,500 sq ft Cat A office comes to about £104,000 before partitions, doors and Cat B items.
What is the difference between Cat A and Cat B?
Cat A makes the space usable: ceilings, lighting, raised floor, small power, fire alarm and emergency lighting. Cat B fits it out for your business: meeting rooms, kitchen, reception, phone booths, furniture, access control and branding. The calculator lets you tick the Cat B items you need on top of Cat A.
Do I need landlord approval for an office refurbishment?
In a leased office, alterations usually need the landlord's consent under the lease, and new walls, doors and services must meet building regulations and the building's fire strategy. Check your lease: it may also require you to reinstate the space when the lease ends. Landlords often ask for drawings and method statements first: tell us what yours needs and we include it in the quote.
What is included in the price?
Labour, every material and fitting you tick at the finish level you choose, waste removal, protection, project management, certificates and VAT. Drawings, planning fees, party wall awards and surveys are included only when you tick them in the calculator. The full list is in the section "What is in the price" on this page.
Can I buy the materials myself?
Yes. If you buy your own tiles, sanitaryware, units or appliances we fit them and take their cost out of the price. They must be on site before the work starts. Everything else, from pipework to paint, is supplied by us.
Why Plumbery
Qualified, insured and upfront about price
Every engineer we send is registered or qualified for the trade they work in, and you can check the details before anyone starts.
- Fully insuredEvery job is covered by our insurance.
- Rates published in advanceOur hourly rates are on the pricing page. Nothing starts until you agree the rate.
- Paperwork includedGas safety certificates and electrical records are provided on completion.
- Registered companyPlumbery Ltd, company no. 11677583, registered in England and Wales.
