How much does an office fit out cost?

An office fit out is one of the most significant investments a company can make. It’s not just about furniture and finishes — it’s about building a workspace that supports your people, reflects your brand, and drives performance.

But the question remains: how much does an office fit out actually cost in the UK?

This guide is a deep-dive into office fit out costs and the different factors that can influence the overall price. Here we’ll examine what benchmarks to expect as well as help project managers build a reliable budget.

An office fit out is a design project that transforms a workplace that could have previously been unused or is simply in need of a refresh into a functional, efficient and inspiring workplace. Office fit outs include a total redesign of the space and will take into account everything from layout and furniture placement to lighting, HVAC systems, colour schemes and branding.

There are generally three types of fit out:

• CAT A: The landlord’s base build, including ceilings, floors, lighting, and services but no interiors or furniture.

• CAT B: The tenant’s full interior fit out, layouts, meeting rooms, finishes, branding and furniture.

• Turnkey: A complete, design-and-build solution delivered by a single partner, ready for immediate use.

A well-planned fit out optimises space, enhances wellbeing, and makes hybrid working effortless. The key is aligning ambition, design, and budget early in the process.

The costs of an office fit out in 2025 can vary significantly depending on a number of factors, including the size of the space, the desired level of finish, the location of the office, and the complexity of the project. To discover the ballpark costs for office fit outs in your area, please refer to the table below:

Industry guides eg Cushman & Wakefield 2025, or Turner & Townsend, indicate that all-in office fit out costs in the UK are typically in the range £40-£125+ per sq ft depending on specification, location and furniture inclusion.

Based on those trends, we estimate for our mid-quality specification table as follows:

For a 5,000 sq ft office at a mid-level specification, you’d typically budget around £400,000 – £600,000 in total.

Regional differences also apply:

• London office fit out costs – London projects can attract a 15–30% premium due to labour and logistics.

• Manchester office fit out costs – More competitive, with cost savings on average of 20–25%.

Birmingham office fit out costs – Typically mid-range, ideal for national HQs seeking value.

There are a number of factors that can affect the cost of an office fit out, including:

• Size: Naturally, the larger the office space, the more it will cost to fit out. This is because there will be more materials and labour required to complete the job.

• Location: The location of the office can also make a difference when it comes to calculating the budget for an office fit out. Offices in more expensive cities such as London, for example, will typically cost more to fit out than offices in less expensive cities or towns.

• The complexity of the project: The complexity of the project can also affect the cost of the fit out. A more complex project with custom-made elements will incur additional costs, whereas a simple project with off-the-shelf materials will be less expensive.

• Sustainability & materials: The choice of building materials will play a meaningful part in the overall cost of the fit out. More expensive materials, such as hardwood floors and granite countertops come with a much higher price tag than materials such as carpet and laminate countertops. Eco-conscious design is now standard, not optional and the inclusion of materials such as PET panels, low-VOC paints, FSC-certified timber, and circular flooring options can see upfront costs increase. However it is important to note that choosing sustainable materials is likely to significantly reduce lifecycle costs and align with ESG goals.

• Soft furnishings: The type of furniture you choose will also affect the cost of the fit out. Basic furniture will be inexpensive compared with high end, bespoke or designer items.

• The desired level of finish: The desired level of finish can vary hugely from business to business depending on their budget and specific needs. A high-end fit out with expensive materials and finishes will cost more than a basic fit out with less expensive materials and finishes. Of course, some businesses only require a very basic and functional fit out, whereas others want to create an opulent, creative space that inspires their workforce.

• Integration of technology: The use of technology can also affect the price of fitting out the office. For example, if you want to install a smart building system, this will add to the cost of the project.

• Mechanical, Electrical and Plumbing (MEP) Systems: Upgrading HVAC, lighting, and data systems is one of the biggest cost drivers. Even modern offices can hide limitations that add to installation complexity. Efficient MEP design reduces long-term running costs and carbon impact.

• Access Constraints: Depending on the location of your office, access constraints could be an issue that adds to the cost of the project. City-centre sites may require out-of-hours delivery, and budgets must make room for additional costs such as parking permits, and potentially increased labour rates. Regional projects benefit from lower costs but may face longer supply routes.

• Landlord and Building Requirements: Landlord specifications for services, fire safety, or sustainability can add to cost. Early engagement avoids rework and ensures compliance with lease terms.

• Timeline and Procurement Route: Compressed programmes or phased delivery can increase labour premiums. Conversely, early contractor engagement or a design-and-build model (like Area’s) can streamline costs and shorten lead times.

• Professional Fees and Project Management: Architectural, engineering, and project management fees typically add 10–15%. While cutting these costs can significantly reduce expenditure, trying to complete an office fit out without expert insight can often lead to costly errors or a dissatisfying result once the fit out is complete.

• Hidden and Contingency Costs: Always reserve 10–20% for unexpected issues such as fire strategy upgrades, asbestos, or data cabling changes. Contingency is your best safeguard against scope creep.

1. Define your objectives: Firstly, it is important to be clear on what you are trying to achieve. Are you refreshing, relocating, or transforming your culture

2. Benchmark early: Use the cost ranges above as an indicative baseline, adjusted for your region. The sooner you have a basic budget outlined, the easier it will be to begin to make decisions and get the ball rolling.

3. Specify clearly: Detail every material, system, and finish. Your budget should be exhaustive. Dismissing some costs as insignificant could add up to a big budget deficit in the long run.

4. Engage experts early: Acoustic, lighting, and MEP consultants catch hidden issues before they cost you.

5. Plan in phases: Split high-impact upgrades and defer lower-priority work if needed.

6. Review costs regularly: Track against original estimates at every design stage.

The best way to get a quote for an office fit out is to contact a number of reputable fit out companies and ask for quotes.

Be sure to provide the companies with as much information as possible about your project, including the size of the space, the desired level of finish, and the budget.

Make sure the quotes you receive are as detailed as possible so you get a clear picture of what’s included. By comparing quotes, you’ll be able to make the best decision for your business.

When planning an office fit out, there are a number of things you need to take into consideration, including budgets, timelines, planning and building permissions, and the cost of disruption to your business operations.

The cost of an office fit out depends on the story you want your workspace to tell — and the experience you want your people to have.

By understanding the drivers behind the numbers and working with a transparent, expert partner, you can create a space that performs for your business long after completion.

Area is a leading commercial fit out company that can help you to create the perfect office space for your business. We have a team of experienced designers and project managers who can handle every aspect of your project, from the initial design to the final installation, to create a bespoke, innovative workplace that ensures your business can function at its best.

If you are considering an office fit out and how much it costs, contact the team at Area todayfor a free no-obligation quote. We would be happy to discuss your project with you and help you start your journey towards a more productive, creative and effective working environment for you and your team.