If you are pricing up a new office, the first number you need is a realistic cost per square metre. The honest answer is that it varies widely depending on the condition of the building and the standard of finish you want. This guide sets out typical UK ranges for 2026 and explains what actually drives the price.
Most UK office fit outs land somewhere between £500 and £1,500 per square metre. That is a wide bracket, so it helps to break it down by the type of work involved. A basic refresh of an already usable space, meaning redecoration, new flooring, some partitioning and updated lighting, typically comes in at £500 to £800 per square metre. A mid-range fit out that includes new stud partitions, suspended ceilings, a small kitchenette, upgraded electrics and decent furniture usually sits between £800 and £1,200. A high-specification project with bespoke joinery, glazed partitions, acoustic treatment, air conditioning and premium finishes can run from £1,200 to £2,000 or more.
Location matters too. London and the South East sit at the top of these ranges, while in Devon and the wider South West labour rates are generally lower, so a comparable project here often costs 10 to 20 per cent less than the same job in the capital. As a rough sense check, fitting out a 200 square metre office to a mid-range standard in the South West might come in around £150,000 to £220,000, though every building is different and only a proper survey and itemised quote will pin it down.
Fit-out pricing usually splits into two categories. Cat A covers the landlord-grade basics: raised floors or screed, suspended ceilings, basic lighting, heating and ventilation, and painted walls. It gets a shell to a lettable standard but not to a workable one. Cat B is everything that makes the space yours, including partitioned offices and meeting rooms, kitchens and tea points, data cabling, joinery, branding, flooring and furniture.
If you are leasing a unit that has already had a Cat A fit out, you are only paying for the Cat B works, which is why some tenants spend £600 per square metre while others spend double. Taking on a bare shell means covering both stages, and that is where budgets most often get caught out. Always establish exactly what condition the space is in before comparing quotes.
The biggest single factor is partitioning and ceilings, which is our core trade. Standard metal stud and plasterboard partitions are the most economical way to divide a space, while glazed partitions can cost three to five times as much per linear metre. Acoustic performance also matters: meeting rooms that need proper sound separation require denser board, insulation and sealed junctions, which adds cost but is far cheaper to do during the fit out than to retrofit later.
Other significant variables include mechanical and electrical work, since air conditioning and new distribution boards are expensive line items, the age and condition of the building, because older stock in Devon towns often hides surprises behind existing linings, and access. Working hours restrictions, listed building constraints or occupied premises where work must happen around staff all add time, and time adds cost. Finally, fire compliance is non-negotiable: fire-rated partitions, protected escape routes and proper fire stopping must be built in from the start.
Start with a clear brief before you approach contractors. Know how many people the office needs to hold, how many enclosed rooms you want, and what standard of finish suits your business. Ask each contractor to price against the same specification, broken down by trade, so you can compare like for like rather than judging on a single headline figure.
Build in a contingency of 10 to 15 per cent, particularly in older buildings, and remember costs that sit outside the per square metre figure: professional fees, building control approval, landlord consents, furniture and IT. A contractor local to your project, rather than one travelling in from a major city, can often save meaningful money on preliminaries and site time. Most importantly, be wary of any quote that looks dramatically cheaper than the rest, because it usually means something has been missed.
For a small office of around 50 to 100 square metres, expect roughly £40,000 to £100,000 depending on specification and building condition. Simple partitioning and decoration work sits at the lower end, while kitchens, glazing and air conditioning push it up.
A straightforward Cat B fit out of a small to medium office typically takes four to eight weeks on site, with larger or more complex projects running twelve weeks or more. Design, approvals and lead times for materials add several weeks before work starts.
Generally yes. Labour rates in Devon and the South West are lower than in London, so comparable projects often cost 10 to 20 per cent less, although material costs are broadly similar nationwide.
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