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Relative cost of steel structures
Grid Structure cost (index) Total cost (index)
7.5 × 9 m 100 100.0
9 × 9 m 104 100.3
9 × 12 m 115 100.8
9 × 15 m 125 102.7
Location factors
Inner London 1.00
Outer London 0.94
South-east 0.92
South-west 0.85
East Midlands 0.81
West Midlands 0.84
East Anglia0.86
Yorkshire & Humberside 0.80
North-west 0.83
Northern 0.83
Scotland 0.81
Wales 0.82
Northern Ireland 0.68
Shell-and-Core Works
Element costCost/m2 gfa £% of total cost
Substructure2,648,600124.357.52
Allowance for de-watering excavations item @ £100,000ÌýÌýÌý
Break out existing slabs, piles, obstructions and allowance for probing/testing item @ £300,000ÌýÌýÌý
Foundations; bored piles 600-1500 mm diameter with under-ream, 16m long, ground beams, pile caps 1,940m2 @ £300ÌýÌýÌý
Allowance for mini piles and other works to boundary walls item @ £150,000ÌýÌýÌý
Allowance for piling platform and access ramp item @ £35,000ÌýÌýÌý
RC basement slab 300 mm thick, including waterproofing, excavation and disposal 1,940 m2 @ £150ÌýÌýÌý
RC mat slab 1200 mm thick, including waterproofing, excavation and disposal 200 m2 @ £450ÌýÌýÌý
Reinforced concrete retaining walls 300 mm thick; temporary supports 600 m2 @ £275ÌýÌýÌý
Reinforced concrete ground-floor slab 130 mm thick on profiled metal sheet decking 1760 m2 @ £60ÌýÌýÌý
Allowance for car park ramp, construction joints between new/existing work, slab, thickenings to stair foundations, lift/escalator pits, drainage channels, concrete transfer walls, etc item @ £300,000ÌýÌýÌý
Allowance for crane base including base piles item @ £30,000ÌýÌýÌý
Allowance for attendance on archaeologists and movement monitoring item @ £100,000ÌýÌýÌý
Allowance for below slab drainage item @ £250,000ÌýÌýÌý
Allowance for all other items and sundries item @ £150,000 ÌýÌýÌý
Frame4,047,500190.0211.50
Structural steel frame, based on 70 kg/m2 overall of gia including fittings 1,350 t @ £1,550ÌýÌýÌý
Extra for built up beams 360 t @ £250ÌýÌýÌý
Allowance for secondary steelwork, based on an extra 5 kg/m2 100 t @ £2,000ÌýÌýÌý
Extra for concrete encased beams at ground floor item @ £60,000ÌýÌýÌý
Fire protection to steel frame (average rate but generally 90 mins intumescent paint) 1,350 t @ £600ÌýÌýÌý
Reinforced concrete core walls average 350 mm thick 3,300 m2 @ £200ÌýÌýÌý
Allowance for other structures (such as within plant rooms, lift motor rooms) item @ £100,000ÌýÌýÌý
Allowance for expansion joints and other sundries item @ £50,000ÌýÌýÌý
Upper floors1,220,80057.323.47
Lightweight reinforced concrete 130 mm thick on profiled steel decking 17,430 m2 @ £60ÌýÌýÌý
Allowance for upstands, plinths, bund walls, metal plate walkways, supports, etc item @ £175,000ÌýÌýÌý
Roof478,40022.471.36
Lightweight reinforced concrete 200 mm thick on profiled steel decking 1,760 m2 @ £75ÌýÌýÌý
Proprietary roof finish, with paving slabs, insulation and ballast 1,760 m2 @ £140ÌýÌýÌý
Allowance for insulation to exposed soffits and acoustic treatment item @ £50,000ÌýÌýÌý
Allowance for upstands/plinths, hatches/ladders, safety hooks and latchways item @ £50,000ÌýÌýÌý
Stairs535,00025.121.52
Steel pan staircases including concrete infills to stair treads, painted mild steel balustrades and handrails (basement to roof; 13 floors; 53 m; 26 flights) 2 @ £190,000ÌýÌýÌý
Ditto, basement to ground: 2 flights 2 @ £15,000ÌýÌýÌý
Feature entrance stairs item @ £75,000ÌýÌýÌý
Allowance for stairs/cat ladders and safety rails to plant rooms item @ £50,000ÌýÌýÌý
External walls7,653,500359.3221.74
Feature wall at ground level item @ £500,000ÌýÌýÌý
Internally ventilated double wall facade: unitised system incorporating double-glazed outer skin, ÌýÌýÌý
single-glazed inner skin with opening lights, integral louvre blinds 8600 m2 @ £700ÌýÌýÌý
Stainless steel screening to plant enclosures 450 m2 @ £450ÌýÌýÌý
Glass entrance canopies; cantilevered from building 250 m2 @ £1000ÌýÌýÌý
Allowance for stainless steel detailing, articulations, etc item @ £450,000ÌýÌýÌý
Extra for louvres item @ £25,000ÌýÌýÌý
Blockwork walls at roof level, including wind posts 60 m2 @ £100ÌýÌýÌý
Allowance for visual mock-ups and performance tests item @ £200,000ÌýÌýÌý
Windows and external doors200,0009.390.57
Extra over cladding for single and double doors, including disabled pass doors item @ £50,000ÌýÌýÌý
Extra over cladding for revolving doors 2 @ £40,000ÌýÌýÌý
Extra over screen enclosures for single and double doors item @ £10,000ÌýÌýÌý
Electrically operated galvanised steel roller shutter to loading bay and car park ramp 2 @ £15,000ÌýÌýÌý
Metal doors in service areas item @ £30,000ÌýÌýÌý
Internal walls and partitions1,614,00075.774.58
Insitu concrete walls in basement, etc 540 m2 @ £150ÌýÌýÌý
Fairfaced blockwork walls at basement, ground levels and roof levels 3,500 m2 @ £80ÌýÌýÌý
Curved blockwork entrance feature wall 300 m2 @ £170ÌýÌýÌý
Drylined core walls 6950 m2 @ £80ÌýÌýÌý
Extra for double thickness drylined core walls 1,000 m2 @ £80ÌýÌýÌý
Allowance for other walls/partitions to plant areas, additional walls and detailing item @ £150,000ÌýÌýÌý
Glazed screen to shopfronts 70 m2 @ £800ÌýÌýÌý
Veneer-faced WC cubicles/doors; access panelling 90 @ £4,000ÌýÌýÌý
Internal doors377,00017.71.07
Single timber doors 140 @ £1,500ÌýÌýÌý
Double timber doors 30 @ £2,500ÌýÌýÌý
Profilex riser doors 35 @ £1,200ÌýÌýÌý
Other doors: plant rooms; additional access door hatches item @ £50,000ÌýÌýÌý
Wall finishes1,033,40048.522.94
Stone cladding to main entrance lobby 880 m2 @ £350ÌýÌýÌý
Back-lit glass panelling on steel frame in main entrance lobby 150 m2 @ £1,000ÌýÌýÌý
Paint to fair face block walls 2,150 m2 @ £5ÌýÌýÌý
Plaster and paint to blockwork/concrete 3,820 m2 @ £15ÌýÌýÌý
Skim coat and paint to drylined walls 1,700 m2 @ £8ÌýÌýÌý
Stone cladding to toilets 450 m2 @ £275ÌýÌýÌý
Granite cladding to lift lobbies 800 m2 @ £375ÌýÌýÌý
Lift architraves item @ £70,000ÌýÌýÌý
Floor finishes779,60036.602.21
Granite/stone tiles to main entrance lobby and lift lobbies 1250 m2 @ £350ÌýÌýÌý
Stone tiles to toilets including membrane, waterproofing, screed and skirtings 440 m2 @ £250ÌýÌýÌý
125 lightweight screed to circulation and core areas to make up levels 1,280 m2 @ £30ÌýÌýÌý
Durable sealant/hardener to car park, loading bay and plant rooms 1,140 m2 @ £80ÌýÌýÌý
Vinyl flooring to security areas item @ £7500ÌýÌýÌý
Entrance mats and matwells item @ £40,000ÌýÌýÌý
Allowance for lining to car park and loading bay item @ £25,000ÌýÌýÌý
Allowance for other floor finishes item @ £30,000ÌýÌýÌý
Ceiling finishes509,80023.931.45
GRG feature ceiling to main entrance lobby, including detailing in areas 870 m2 @ £300ÌýÌýÌý
Feature drylined ceiling to lift lobbies 380 m2 @ £140ÌýÌýÌý
Metal tile suspended ceilings to toilets 440 m2 @ £75ÌýÌýÌý
Painted plasterboard on metal framing to corridors, circulation area, etc 840 m2 @ £50ÌýÌýÌý
Insulation to car park/loading bay soffits 1030 m2 @ £20ÌýÌýÌý
Allowance for access panels, bulkheads/other detailing and paint to some plant room soffits, ÌýÌýÌý
other sundry ceiling finishes item @ £100,000ÌýÌýÌý
Fittings/fitting out (excl. loose furniture)537,50025.231.53
Allowance for main entrance reception desk and security desks item @ £80,000ÌýÌýÌý
Stone vanity tops in toilets with holes for basins/taps and mirrors behind 70 m @ £1,750ÌýÌýÌý
Toilet fittings including soap dispensers/tanks, roll holders, paper towels, coat hooks, etc 90 @ £500ÌýÌýÌý
Extra for fittings to disabled toilets 10 @ £1,500ÌýÌýÌý
Allowance for rubbish compactor item @ £25,000ÌýÌýÌý
Allowance for column guards, bollards/crash rails to loading bay/car park, cycle racks, car park traffic management system, statutory signage and other fittings item @ £250,000ÌýÌýÌý
Sanitary appliances83,0003.900.24
WCs, basins, cleaners sinks, urinals (average rate per point) 200 @ £370ÌýÌýÌý
Extra for disabled toilets 10 @ £900ÌýÌýÌý
Disposable installations234,70011.020.67
Rainwater disposal system 21,300 m2 @ £3ÌýÌýÌý
Soil, waste and vent installation 21,300 m2 @ £7ÌýÌýÌý
Extra for drainage to retail areas Item @ £10,000ÌýÌýÌý
Condensate drainage 21,300 m2 @ £0.50ÌýÌýÌý
Water installations233,00010.940.66
Cold water services: incoming, storage, pumps, distribution, etc. 21,300 m2 @ £6ÌýÌýÌý
Hot water heaters and distribution 21,300 m2 @ £3ÌýÌýÌý
Water services for vending area 21,300 m2 @ £1ÌýÌýÌý
Supply to retail areas item @ £20,000ÌýÌýÌý
Space heating and air treatment1,448,20067.994.11
Gas installation item @ £20,000ÌýÌýÌý
Boilers item @ £65,000ÌýÌýÌý
Air handling units 21,300 m2 @ £8ÌýÌýÌý
Chillers 21,300 m2 @ £13ÌýÌýÌý
LTHW heating installation including pumps and boiler flues (dilution) 21,300 m2 @ £18ÌýÌýÌý
Air conditioning installation including fans and ductwork 21,300 m2 @ £11ÌýÌýÌý
CHW installation including pumps and riser pipework 21,300 m2 @ £14ÌýÌýÌý
Ventilation installation481,70022.621.37
Toilet extract installation 21,300 m2 @ £4ÌýÌýÌý
Smoke extract ventilation 21,300 m2 @ £3.50ÌýÌýÌý
Ventilation to plant room, lift motor rooms, refuse area, etc. item @ £45,000ÌýÌýÌý
Car park and basement ventilation 21,300 m2 @ £7ÌýÌýÌý
Stair and lobby pressurisation 21,300 m2 @ £6ÌýÌýÌý
Electrical installations1,447,00067.934.11
HV Switchgear and transformer 21,300 m2 @ £8ÌýÌýÌý
LV distribution and rising busbars 21,300 m2 @ £23ÌýÌýÌý
Power to mechanical plant 21,300 m2 @ £2.50ÌýÌýÌý
Small power installation 21,300 m2 @ £3ÌýÌýÌý
Lighting, emergency lighting 21,300 m2 @ £11ÌýÌýÌý
Lighting, emergency lighting to car park and basement areas 21,300 m2 @ £3ÌýÌýÌý
Enhanced lighting in lobby and other areas item @ £50,000ÌýÌýÌý
External building lighting item @ £160,000ÌýÌýÌý
Standby power installation, including oil system item @ £140,000ÌýÌýÌý
Earthing and bonding 21,300 m2 @ £1ÌýÌýÌý
Lifts and escalators1,472,00069.114.18
Passenger lifts, 21-person serving 14 floors 6 @ £170,000ÌýÌýÌý
Goods lift serving 14 floors 1 @ £190,000ÌýÌýÌý
Car park lift 1 @ £50,000ÌýÌýÌý
Fire fighting lift 1 @ £140,000ÌýÌýÌý
Enhanced lift car finishes 6 @ £12,000ÌýÌýÌý
Protective installations298,20014.000.85
Sprinkler Installations: tanks, pumps, risers etc. 21,300 m2 @ £11ÌýÌýÌý
Dry riser installation 21,300 m2 @ £2ÌýÌýÌý
Lightning protection 21,300 m2 @ £1ÌýÌýÌý
Communications installation355,20016.681.01
Fire alarm installations 21,300 m2 @ £12ÌýÌýÌý
Containment for BMS, security, data, etc 21,300 m2 @ £2ÌýÌýÌý
Landlord security provisions 21,300 m2 @ £1.50ÌýÌýÌý
Disabled alarms item @ £25,000ÌýÌýÌý
Special installations626,90029.431.78
ºÃÉ«ÏÈÉúTV management system 21,300 m2 @ £13ÌýÌýÌý
Allowance for facade cleaning equipment item @ £350,000ÌýÌýÌý
Builder’s work341,00016.010.97
Builder’s work in connection with services installations, including machine bases, steel framework, firestopping, etc: overall allowance 21,300 m2 @ £16ÌýÌýÌý
Preliminaries and contingencies6,547,000307.3718.59
Construction manager’s organisation, staff costs and fee @ 17% item @ £4,871,000ÌýÌýÌý
Design reserve and construction contingency @ 5% item @ £1,676,000ÌýÌýÌý
ÌýÌýÌýÌý
TOTAL SHELL-AND-CORE COSTS35,203,8001652.74100.00
Fit-out Works
Element costCost/m2 gfa £% of total cost
Wall finishes 103,300 4.85 1.83
Emulsion paint finish to office side of core walls 1,770 m2 @ £5 ÌýÌýÌý
Column casings, including paint, sub-frame, etc 1,180 m2 @ £80 ÌýÌýÌý
Floor finishes 540,200 25.37 9.57
Dust sealer to concrete slabs 14,600 m2 @ £1 ÌýÌýÌý
Medium grade fully accessible raised floor, metal faced plycore; 600x600 tile size, 150 nominal depth; including fire barriers 14,600 m2 @ £36 ÌýÌýÌý
Ceiling finishes 657,000 30.85 11.64
Concealed grid metal tray suspended ceiling to office areas; acoustic quilt & fire breaks 14,600 m2 @ £45ÌýÌýÌý
Fittings / Fitting out 14,600 0.69 0.26
Allowance for statutory signage 14,600 m2 @ £1 ÌýÌýÌý
Space heating and air treatment 1,722,800 80.89 30.53
Four-pipe fan-coil units 14,600 m2 @ £18 ÌýÌýÌý
Distribution ductwork, grilles etc 14,600 m2 @ £40 ÌýÌýÌý
CHW installation; insulation 14,600 m2 @ £27ÌýÌýÌý
LTHW installation; insulation 14,600 m2 @ £22 ÌýÌýÌý
Condensate installation; insulation 14,600 m2 @ £11ÌýÌýÌý
Electrical installations 890,600 41.81 15.78
Lighting and emergency lighting installation 14,600 m2 @ £44ÌýÌýÌý
Distribution boards 14,600 m2 @ £4 ÌýÌýÌý
Earthing and bonding 14,600 m2@ £2ÌýÌýÌý
Lighting control 14,600 m2 @ £7ÌýÌýÌý
Small power to fan coil units 14,600 m2 @ £4ÌýÌýÌý
Protective installations219,00010.283.88
Sprinkler protection to offices 14,600 m2 @ £15ÌýÌýÌý
Communications installations153,3007.202.72
Fire alarm installation 14,600 m2 @ £10.50ÌýÌýÌý
Special installations219,00010.283.88
ºÃÉ«ÏÈÉúTV management system 14,600 m2 @ £15ÌýÌýÌý
Builders’ work in connection73,0003.431.29
Builders’ work in connection with Category A services 14,600 m2 @ £5ÌýÌýÌý
Preliminaries and contingencies1,050,20049.3118.62
Construction manager's preliminaries, staff costs, fee @ 17% item @ £781,000ÌýÌýÌý
Contingency and design reserve @ 5% item @ £269,200ÌýÌýÌý
ÌýÌýÌýÌý
TOTAL category a fit-out COSTS 5,643,000264.96100.00
Note: The cost of the Category A fit-out £/m2 (NIA) is £386.50