How Much Does Office Fit Out Cost in London? A Realistic Breakdown

If you search for office fit-out costs in London, you will find ranges so wide they are almost useless.

In London, office fit-out costs typically range from £750 to £1,600 per sqm in 2025, depending on specification level and partition density.

£500 per square metre. £2,000 per square metre. "Depends on specification."

All technically true. None especially helpful.

Most London cost guides are written by contractors. This article approaches pricing from a planning perspective before tender stage, when decisions are still flexible.

The real question is not what does it cost? It is what does it cost for my type of office, in my building, in London?

This guide is written for small and medium London businesses planning a workspace between 50 and 500 square metres. Not large corporate headquarters. Not speculative landlord upgrades. Real SME projects.

Typical Office Fit-Out Cost Per Square Metre in London

In current London conditions, you can usually expect:

• Basic refresh: £600-£800 per sqm
• Mid-range professional finish: £850-£1,100 per sqm
• High-spec design-led finish: £1,200-£1,600+ per sqm

These ranges apply to many Greater London projects including Shoreditch, Camden, Southwark, and West London business districts.

Why the variation? Because fit-out is not a single thing.

What Actually Drives Cost in London Offices

There are five consistent variables that influence pricing more than anything else.

1. Building Condition (CAT A vs Existing Strip-Out)

If you are moving into a newly prepared CAT A space, you start with lighting, raised floors, and basic services in place.

If you are inheriting a tired space that needs full strip-out, cost increases immediately.

Older London buildings, especially converted warehouse or Victorian properties, often require electrical upgrades that newer office blocks do not. That difference alone can shift total cost by 10-20%.

2. Mechanical and Electrical Adjustments

Air conditioning distribution and power relocation are underestimated constantly.

In London, moving AC diffusers and adding power points is rarely minor. Ceiling access, fire compliance, and building management coordination all add labour time. Meeting rooms multiply this cost quickly.

3. Partitioning and Acoustic Requirements

Glass partitions look simple in photos. They are not simple in budget terms.

Acoustic glass, framed systems, and fire-rated partitions in London buildings often cost more than companies anticipate.

If your workspace depends on privacy (law firms, finance, consultancy), this becomes a meaningful cost layer.

4. Furniture Specification

Desks are not the expensive part. The budget weight is usually in storage systems, meeting tables, ergonomic seating, joinery elements, and reception detailing.

London-based suppliers vary widely in pricing. Imported European systems increase budget quickly.

Furniture alone can represent roughly £200-£400 per sqm depending on density.

5. Density and Layout Complexity

A simple open-plan layout usually costs less than a heavily zoned workspace.

More meeting rooms means more partitions. More partitions means more services. More services means more cost.

Hybrid workplaces often reduce desk density but increase collaboration zones, which changes the budget structure rather than automatically reducing it.

Example: A 120 sqm London Office

Let us assume:

• 120 sqm
• 14 employees
• 2 meeting rooms
• Mid-range finish
• New furniture included

A realistic London estimate is often:

Base fit-out (mid-range around £950/sqm): about £114,000

Meeting rooms and partition upgrades: around £15,000-£20,000

Furniture: around £25,000-£35,000

Total likely range: £140,000-£165,000

This is not a contractor quote. It is planning clarity. And clarity matters before signing a lease or appointing designers.

Are Smaller London Offices More Expensive Per Sqm?

Often, yes.

Fixed costs like electrical upgrades, partitioning, and site management do not scale down proportionally.

A 60 sqm office may cost more per sqm than a 300 sqm office because infrastructure costs are proportionally heavier.

London Borough Impact

Location inside Greater London does influence cost, but usually less than people expect.

Labour and compliance costs are broadly similar across boroughs. What changes more often is building type, accessibility, service constraints, and listed property restrictions.

A converted industrial building in Hackney may cost more to adapt than a modern block in Canary Wharf.

Hidden Costs London Businesses Underestimate

• Professional fees: often 5-12% depending on design and project management scope.
• Dilapidations exposure: lease-end reinstatement risk can influence early material choices.
• MEP upgrades in older stock: power, distribution, and ventilation corrections are common.
• Acoustic upgrades: privacy performance often requires more than standard partition specification.
• IT and AV integration: meeting room functionality frequently exceeds basic fit-out allowances.

These costs are not unusual. They are simply under-modelled in early-stage budgeting.

What This Guide Does Not Include

• Professional fees (design consultancy)
• Planning permission (if required)
• IT infrastructure beyond basic relocation
• VAT considerations

Those are separate discussions and should be modelled separately.

Before You Commit

Cost alone should not determine your decision.

A poorly planned layout at £800 per sqm can cost more long-term than a well-structured space at £1,000 per sqm.

Before committing to contractors, London businesses should understand budget range, space efficiency, and zoning structure in that sequence.

Use the London Office Fit-Out Cost Estimator

If you want a structured range tailored to your office size and finish level, use the calculator here:

Office Fit-Out Cost Estimator - London

Final Thought

Office fit-out costs in London are not mysterious. They are variable.

The difference between an anxious project and a controlled one is not price. It is preparation.

Budget clarity is simply the first disciplined step.