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Indicative building costs
ÌýLow rise £/m2 Medium rise £/m2 High rise £/m2
Basic speculative offices
Non air-conditioned450-630560-770670-920
Air-conditioned 550-760 650-930 900-1150
High quality speculative offices
Non air-conditioned600-900700-1050-
Mixed-mode ventilated950-12501050-13501150-1500
Air-conditioned 750-1050 850-13001000-1450
Prestige office buildings
-1100-13251350-1800
Costs are at outer London price levels for August 1996 (DL&E outer London tender index of 262).
Costs of demolitions, external works and enabling works are excluded
Cost breakdown
ÌýElement cost (£)£/m2 gfa (£)% of total cost
Substructure295 90029.013
Reinforced insitu concrete raft foundations, insulation and waterproofingÌý2775 m2 @£105
300 mm high reinforced insitu concrete perimeter upstand, insulation and damp proofingÌý225 m @£20
Frame and upper floors1 002 70098.310.18
Reinforced insitu concrete frame and upper floors: 3.5 kN/m2 live load, 450 mm diameter columns, 450 mm thick troughed slabs, average reinforcement 85 kg/m3Ìý7125 m2 @£110
300 mm high reinforced insitu concrete perimeter upstandÌý985 m @£20
Extra over for 7.5 kN/m2 live loading for plant and storage areasÌý425 m2 @£14
Extra for fair-faced finish to circular columnsÌý740 m2 @£5
Extra for architectural finish to exposed soffitsÌý7125 m2 @£15
Structural steel framing to lightweight roofing, universal sectionsÌý10 t @£970
Structural steel framing to curtain walling and atrium, rolled hollow sectionsÌý50 t @£1,200
Intumescent paint to structural steelworkÌý120 m2 @£25
Additional steelwork framing to plant rooms, risers etcÌýallow£10 000
Roof638 30062.586.48
Reinforced insitu concrete frame and roof slab, upstands, average reinforcement content 65 kb/m3Ìý2250 m2 @£100
Extra for 7.5 kN/m2 live loading for plant roomsÌý300 m2 @£14
Extra for fair-faced finish to circular columnsÌý250 m2 @£5
Extra for architectural finish to exposed soffitsÌý2250 m2 @£15
Inverted roof coverings, single-ply membrane, rigid sheet insulation, ballast, including allowances for upstands, kerbs etcÌý2250 m2 @£45
Atrium glazing: sealed double-glazed units, monopitch configuration, automatic opening vents for natural ventilation controlÌý290 m2 @£350
Roof-level solar shading to atrium, aluminium aerofoil sections with fixed pitch Ìý215 m2 @£300
Lightweight raised seam aluminium roofing, secondary supports, insulation, vapour barrier and sheet lining, accessoriesÌý490 m2 @£90
Rainwater goods, aluminium gutters and concealed downpipesÌý2775 m2 @£10
Access gantries for atrium maintenance and cleaning, including balustrades and handrailsÌýitem @£25 000
Mansafe system for roof access to atriumÌýitem @£10 000
Stairs144 80014.21.47
Atrium feature stairs; steel framing, limestone treads, powder-coated finish, armoured glass balustrade, hardwood handrailÌý3 flights @£12 000
Escape stairs: precast concrete, granolitihic finishes, mild steel handrails and balustradesÌý18 flights @£4,000
Access stairs, catwalks and platforms to plant rooms and roof levelsÌýitem @£20 000
15 mm armoured plate glass balustrade and hardwood handrail at permieter of atriumÌý35 m @£480
External walls and windows2 055 900201.5620.88
Double-glazed curtain walling, insulated aluminium framing, mechanically operated clerestory opening lights, manually operated opening lights, ceramic fritting, aluminium spandrel panelsÌý4050 m2 @£320
Double-glazed curtain walling to atrium at high level, insulated aluminium framing, mechanically operated opening lightsÌý165 m2 @£300
Double-glazed Planar frameless glazing to entrance lobby, structural steel supportÌý80 m2 @£450
Aluminium composite solar shading and light shelf, fixed vanes, support steelwork and bracingÌý1100 m2 @£200
Flat aluminium composite cladding panels, cladding rails, insulation, 150 mm blockwork backing wall including accessories and wind bracing to plant roomsÌý300 m2 @£140
Composite masonry walling: handmade facing brickwork (bricks @ £450 per 1000), insulation, 140 mm blockwork inner leaf, ties, wind bracing, closers, head restraintÌý3185 m2 @£110
Aluminium copings, flashings and perimeter details to curtain walling systemÌý400 m @£50
Reconstituted limestone copings, cappings and string courses to masonry wallingÌý300 m @£50
Louvres to plant rooms and intakesÌý150 m2 @£180
External doors54 8005.370.55
Revolving doors to entrance lobby, in glass enclosureÌý2 @£18 000
Fully glazed double doors to entrance lobbyÌý2 @£4,000
Escape doors: insulated powder-coated steel doors and frames, stainless steel and aluminium ironmongeryÌý4 @£900
Internal partitions741 50072.77.53
140 mm thick solid blockwork, fair-faced work, including accessoriesÌý2550 m2 @£25
Metal stud partition: two layers 12.5 mm plasterboard both sides, insulation, skim coateÌý880 m2 @£35
Metal stud partition, shaftwall construction, 19 mm core board, two layers 12.5 mm plasterboard one side, skim coatÌý850 m2 @£50
Glazed aluminium-framed screens to atrium perimeter, mechanically operated opening lights linked to building management systemÌý1650 m2 @£280
Frameless, toughened, silicone-jointed glass enclosure to liftsÌý320 m2 @£350
Plastic laminate finish WC cubicles and doorsÌý56 @£350
Plastic laminate finish full-height ductcasing, IPS or similarÌý90 m @£120
Internal doors99 8009.781.01
Veneer-faced solid core doors, fire resisting vision panels, stainless steel ironmongery Ìý50 @£800
Ply-faced solid core doors for painting, satin anodised aluminium ironmongeryÌý58 @£600
Allowance for riser access doors and panelsÌýitem @£25 000
Wall finishes49 9004.890.51
Emulsion paint to blockwork/plasterboardÌý900 m2 @£2
Plasterboard drylining to blockwork, 12.5 mm wallboard on metal-framed firrings, skim coatÌý1750 m2 @£10
Limestone cladding to blockwork partitions in reception areaÌý180 m2 @£120
Ceramic tiling to WCsÌý180 m2 @£50
Floor finishes503 80049.395.12
Concrete hardener / dust sealant to raised floor plenum and plant room areasÌý8400 m2 @£2
Medium-duty raised floor to office areas, 450 mm highÌý8100 m2 @£30
Extra for bridging support to raised floors and factory cutting to tiles for grilles and socket outletsÌý8100 m2 @£18
Limestone tiles, sand/cement screed to reception areaÌý175 m2 @£100
Hardwood flooring to atriumÌý375 m2 @£100
Hardwood skirtingsÌý1700 m @£8
Ceramic non-slip floor tiles to WCs, sand/cement screedÌý360 m2 @£60
Coved ceramic skirting to WC areasÌý300 m @£10
Entrance mats and framesÌýitem @£5,000
Ceiling finishes76 4007.490.78
Paint finish to exposed soffit of troughed slab, sealer and masonry paintÌý14 900 m2 @£3.50
Suspended ceilings to WC areasÌý430 m2 @£25
Plasterboard feature ceiling to reception/public areasÌý135 m2 @£100
Fittings, fixtures and furniture59 8005.860.61
Reception desk Ìýitem @£20 000
Vanity units Ìý8 @£600
Manually operated window blinds to office areasÌý1100 m2 @£30
MirrorsÌýitem @£2,000
6 nr catering sinks for kitchen areaÌýallow£2,500
Sanitary appliances70 6006.920.72
Sanitary fittings, basins, WCs, urinals, showersÌý130 @£500
Cleaners' sinks Ìý8 @£700
Services equipment153 000151.55
ºÃÉ«ÏÈÉúTV management system, including automatic control of opening lights in external walls and fixed internal partitions, lighting control system Ìý10 200 m2 @£15
Disposal installations61 20060.62
Rainwater disposal, aluminium and plastics pipeworkÌý10 200 m2 @£2
Sanitary disposal, plastics pipeworkÌý10 200 m2 @£4
Water installations117 20011.491.19
Copper rising main, boosted cold water, localised hot water heatersÌý10 200 m2 @£11
Drinking water Ìýitem @£5,000
Space heating and air treatment1 206 000118.2412.25
Gas installation Ìýitem @£18 000
Air-handling plant, refrigeration and heat recovery. Displacement ventilation system to office areas, provision for four-pipe, fan-coil system to cellular space and localised officve areas, ductwork terminated at floor levelÌý10 200 m2 @£65
Low-temperature hot water heating, finned tube convectors, pipework, insulation, gas-fired boilersÌý10 200 m2 @£42
Toilet extract installationÌý10 200 m2 @£3
Mechanical smoke extract to atriumÌý16 500 m3 @£4
Electrical installations808 00079.228.21
Mains supply, high/low voltage intake, transformers, switchgearÌý10 200 m2 @£6
Power supply to mechanical plantÌý10 200 m2 @£5
Low-voltage distribution in risers to office areasÌý10 200 m2 @£10
Small power to landlord's areasÌý1750 m2 @£10
Lighting and emergency lighting to landlord's areasÌý1750 m2 @£25
Lighting to office areas, purpose-made, low glare fittings, category 2 luminaires providing uplight/downlight illumination to 350 lux, automatic controlsÌý8450 m2 @£40
Controls to office areas lighting, excluding dimmingÌý8450 m2 @£10
Standby power, two diesel generatorsÌýitem @£110 000
Lift installation230 00022.552.34
Thirteen-person hydraulic lift, glass car, travel speed 1 m/s, serving four levels (glazed enclosure measured separately)Ìý2 @ £85 000
2000 kg hydraulic goods lift; stainless steel car, serving four levelsÌý1 @£60 000
Protective installations50 6004.960.51
Earthing and bondingÌý10 200 m2 @£2
Lightning protection Ìý10 200 m2 @£1
Dry riser installationÌýitem @£20 000
Communications systems61 20060.62
Fire, smoke-detection, alarm and public-address systemÌý10 200 m2 @£4
Wireways for telephones and structured cable onlyÌý10 200 m2 @£2
Builders work in connection with services201 50019.752.05
Associated builders'work: service ducts and risers, holes sleeves, chases, bases, fire stopping etcÌýallow7.50%
Preliminaries and contingencies1 164 000114.1211.82
Contractor's management and staff, site accommodation and establishmentÌýallow8%
Design and reserve and contingencyÌýallow5%
Total for shell-and-core construction9 846 900965.38100
ÌýÌýÌýÌý
ÌýElement cost (£)£/m2 gfa (£)% of total cost
DEVELOPER's CATEGORY A FIT-OUTÌýÌýÌý
(based on net lettable area of 8450 m2)ÌýÌýÌý
Wall finishes6 0000.60.65
Emulsion paint to plasterboard partitions and drylining in office areasÌý3 000 m2 @£2
Floor finishes228 20022.3724.24
Carpet tile finish to raised floor tiles (raised floor included in shell and core)Ìý8450 m2 @£27
Services installation50 7004.975.39
Extension of building management system to office areasÌý8450 m2 @£6
Space heating and air treatment278 50027.329.58
Displacement ventilation installation, distribution ductwork in office area, floor-mounted diffusers, interface, with central building management system Ìý7950 m2 @£30
Distributive ventilation installations, four-pipe, fan-coil installation to localised areas, distribution ductwork, pipework, fan-coil units, grilles and diffusers, insulation, condensate drainage, controls, interface with central building management systemÌý500 m2 @£80
Electrical installations199 00019.5121.14
Small power installation, under-floor distribution, one outlet per 5 m2 of office accommodationÌý8450 m2 @£20
UPS installation Ìýitem @£30 000
Communication systems67 6006.637.19
Final connections of fire, smoke-detection, alarm and public-address systems in office areasÌý8450 m2 @£8
Preliminaries and contingencies111 20010.911.81
Contractor's management and staff, site accommodation and establishmentÌýallow8%
Design reserve and contingencyÌýsay5%
Total for developer's category A fit-out941 200 92.28100
ÌýÌýÌýÌý
Total construction cost (excluding external works)10 788 1001057.66-
ÌýÌýÌýÌý
Alternative element specificationsÌýÌýÌý
ÌýNet extra / (saving) £/m2 gfaÌýÌý
SubstructureÌýÌýÌý
Construction of basement car park in lieu of raft foundation, reduced level dig, insitu concrete loadbearing structure, drop head columns 2775m2 @ £19058.6ÌýÌý
Frame and upper floorsÌýÌýÌý
Composite frame construction: Slimfloor system, structural steel framing with welded plates to top and bottom flanges, precast floor slabs (extra over cost includes suspended ceiling) 7125 m2 @ £80-7.92ÌýÌý
Extra over cost of white concrete for exposed floor and roof slabs in lieu of ordinary Portland cement concrete 2800 m2 @ £10031.1ÌýÌý
RoofÌýÌýÌý
Two-coat asphalt roofing, vapour barrier, ballast 2250 m2 @ £35-2.5ÌýÌý
Grass roof, vapour barrier, waterproofing membrane, roof barrier, drainage board, insulation, top soil and seed, including allowance for perimeter balustrading, (120 m @ £100) 500 m2 @ £1254.45ÌýÌý
External wallsÌýÌýÌý
Portland stone cladding on precast concrete units, with blockwork backing wall, in lieu of composite masonry walling 3185 m2 @ £38095.6ÌýÌý
Double-glazed curtain walling, composite aluminium and softwood framing, manual and mechanically operated opening lights, in lieu of aluminium-framed curtain walling 4050 m2 @ £270-22.5ÌýÌý
Triple-glazed indirectly openable curtain walling, sealed double-glazing units with opening lights, fully glazed wind shield, insulated glass with ceramic fritting, in lieu of aluminium-framed curtain walling 4050 m2 @ £700171.1ÌýÌý
Ceiling finishesÌýÌýÌý
Suspended ceiling in lieu of exposed soffit of troughed slab with high-quality finish 8800 m2 @ £3519.57ÌýÌý
Space, heating and air treatmentÌýÌýÌý
Chilled ceiling installation to office areas, 70% active cooling panels 8450 m2 @ £18065.76ÌýÌý
Four-pipe, fan-coil air-conditioning installation to office areas (extra over cost includes suspended ceiling) 8450 m2 @ £13048.89ÌýÌý
Regional variations
All costs are based on a scheme located in South-East England and should be adjusted using the following location factors for schemes in other regions:
Inner London 1.09
Outer London 1.03
South-West0.94
East Midlands0.92
West Midlands 0.93
East Anglia0.95
Yorkshire and Humberside0.93
North-West0.97
Northern0.94
Scotland0.97
Wales0.92
Northern Ireland 0.79