Office fit-out - Cost model, December 1997 | Features

Table 1: Changes to patterns of working
Conventional	New
Routine, individual tasks	Creative, Group Tasks
Isolated activity	Interactive activity
Owned Space	shared space as needed
Low space use	high space use
Single work setting	Multiple, varied work settings

Table 2: Indicative Fit-out costs
Business Sector	Fit-out 拢/尘2*	Cellularisation Factor** (%)	Average Space use (m2/person)
Legal (London)	600-800	40-50	16
Legal (regional city)	400-500	35-50	16
Banks (London)	800-1150	Oct-30	16
Accountancy (London)	400-600	Oct-30	9
Media (London)	350-600	Oct-30	19
Corporate (London)	500-1000+	15-25	18
Corporate (out of town)	400-1000+	15-25	11
Computer (out of town)	450-650	Oct-30	19
*Costs for net internal area based on fit-out from developer's finish at November 1997 price levels. Costs exclude furniture, IT equipment, professional fees, relocation costs and VAT but include preliminaries associated with a lump-sum contract
**The cellularisation factor is the ratio of occupied cellular space to net internal floor space and is expressed as a percentage.

Table 3: Indicative rates for fit-out of general office space from shell and core
听	Open Plan (拢/尘2)	Part cellular (拢/尘2)
Commercial space, out of town location	350-400	450-550
Corporate space, city/west end of London	450-500	600-800
costs are for net internal area at November 1997 price levels and include preliminaries for a lumpsum contract but exclude furniture, IT wiring and equipment, professional fees, relocation costs and VAT.

Table 4: Indicative rates for fit-out of specialist areas from shell and core for corporate sector offices in the city/west end of London
听	拢/尘2
Reception Area	1650 - 2150
Senior Executive Offices	1100 - 1400
Meeting Areas	550 - 800
Conference Suites	1200 - 1400
Computer Suites	850 - 1500
Back-of-house / storage	450 - 500
Restaurant	1500 - 220
kitchen	1800 - 2300
Gymnasium / fitness centre	800 - 1000

Table 5: Indicative rates for fit-out of specialist areas from shell and core for commercial sector offices in the South-east
听	拢/尘2
Reception area	850 - 1100
Computer suite	700 - 1000
Back-of-house / storage	250 - 400
Restaurant / kitchen	1300 - 1700

Table 6: Cost and Programme comparisons for different types of contract
Project Type	Traditional / Sequential time (weeks)	Cost (拢/尘2)	Fast time (weeks)	Cost (拢/尘2)	Accelerated time (weeks)	Cost (拢/尘2)
City of London, 15,800 m2 Professional/cellular (lawyer)	Overall-61 Construction - 40	650-750	Overall - 52	650 - 750	overall - 42	800 - 1000
听	听	听	听	听	Construction - 32	听
City of London, 15 800 m2 commercial / open plan (bank)	Overall - 60	850 - 1050	overall - 48	850 - 1050	overall - 38	1000 - 1400
听	Construction 36	听	Construction - 36	听	Construction - 28	听
Regional city, 4600 m2 Professional / cellular (lawyer)	overall - 34	430 - 450	Overall - 30	430 - 540	Overall - 25	540 - 650
听	Construction - 20	听	Construction 20	听	Construction - 16	听
Out-of-town, 7900 m2 Commercial / open plan (Computer)	Overall - 40	380 - 540	Overall - 30	380 - 540	Overall - 26	480 - 650
听	Construction - 22	听	Construction - 22	听	Construction - 18	听

Table 7: Preliminaries and fees for alternative procurement routes.
Procurement Route	Preliminaries and contractor鈥榮 fees (%)
Sequential, fixed lump sum	7 - 10
Two stage, fixed lump sum	7 - 10
Negotiated , fixed lump sum	7 - 10
Management Contracting	8 - 12
Construction Management	8 - 14

Cost Model
Item	Unit	Price Range 拢
Demountable partitions	听	听
Frame with plasterboard	m2	50 - 60
Frame and hung panel system	m2	55 - 60
Extra for part-glazed panel	m2	40 - 60
Fully demountable monobloc	听	听
Solid wall	m2	55 - 100
Storage wall	m2	180 - 200
- laminate faced chipboard	m2	180 - 200
- stove-enamelled mild steel	m2	300 - 350
Single-glazed office front	m2	65 - 100
Ditto but with etched glass	m2	150 +
Double-glazed office front, interstitial blinds	m2	140 - 180
Ditto but with etched glass	m2	250 +
Metal stud partitions		听
One layer plasterboard both sides	m2	25 - 35
Two layers plasterboard both sides, insulated	m2	35 - 48
Ditto but with one-hour fire resistance	m2	43 - 55
Extra for curved work	m2	20
Glazed partitions	听	听
Frameless glazing	m2	180 - 200
Framed double-glazed partition	m2	175 - 195
Glass block screen	m2	250 - 450
Fire-resisting security partition including allowance for doors, etc:	听	听
- 30/30 minutes' flare insulation/integrity rating	m2	up to 500
- 60/60 minutes' fire insulation/integrity rating	m2	up to 850
- 120/120 minutes' fire insulation/integrity rating	m2	up to 1350
Internal doors	听	听
Non-fire rated doors	听	听
- ply faced	each	50 - 85
- hardwood veneer	each	85 - 125
- laminate-faced	each	190 - 260
30-minute fire-rated doors	听	听
- ply faced	each	80 - 110
- hardwood veneer	each	100 - 200
- laminate faced	each	190 - 260
- matched hardwood veneer	each	300 - 420
60-minute fire-rated doors	听	听
- ply faced	each	100 - 160
- hardwood veneer	each	150 - 210
- laminate-faced	each	200 - 315
Adjustment factor for full-height doors	each	19.75
Adjustment factor for overpanels	each	19.75
Extra for non-fire-rated vision panel	each	80 - 100
Extra for 30-minute firerated vision panel	each	100 - 150
Non fire-rated doorsets	听	听
- softwood	each	30 - 45
- hardwood	each	100 - 160
60-minute fire-rated doorsets	听	听
- softwood	each	85 - 100
- hardwood	each	140 - 200
Allowance for ironmongery	听	听
- satin anodised aluminum	each	150 - 300
-stainless steel	each	300 - 500
Wall Finishes	听	听
Panelling	听	听
-Timber	m2	235-285
-Fabric-Covered framed panelling	m2	190+
-acoustic panelling	m2	280+
Plasterboard	听	听
-drylining and emulsion	m2	Dec-15
-drylining on metal fittings and emulsion	m2	15 - 20
Stonework	听	听
-limestone cladding	m2	250 - 370
-granite cladding	m2	250 - 420
-marble cladding	m2	160 - 200
Tiling	听	听
-ceramic titling to public areas	m2	40 - 60
-ditto but for kitchen/washroom areas	m2	35 - 45
-extra for render backing	m2	08-Oct
Hygenic finishes	听	听
-laminate panel	m2	55 - 65
-antibacterial paint finish	m2	20 - 25
Applied finishes	听	听
-plaster and emulsion	m2	Nov-16
-polished plaster	m2	75 - 110
-vinyl wall covering	m2	Jul-16
-high-quality vinyl covering	m2	15 - 25
-fabric wall covering	m2	15 - 35
-special paint finishes	m2	08-Oct
Floor Finishes	听	听
Timber	听	听
-maple/beech sprung strip flooring	m2	60 - 100
-marquetry flooring	m2	250+
Raised floors	听	听
-MOB light duty. 100-300 mm cavity	m2	26 - 33
-MOB medium duty, 150 mm cavity	m2	26 - 35
-ditto but with bonded vinyl sheet	m2	40 - 50
-MOB medium duty, 300 mm cavity sheet	m2	30 - 40
-ditto but with bonded vinyl sheet	m2	45 - 54
-MOB heavy duty, 100-300 mm cavity	m2	38 - 55
-ditto but with bonded vinyl sheet	m2	53 - 70
Allowance for bridging obstructions to single pedestal	each	Dec-20
Taking up and storing tiles	m2	allow 10
Protection to floor tiles	m2	allow 2
Cavity barriers	听	听
-30-minute fire resistance, 100-200 mm cavity	m	08-Sep
-ditto but 60-minute fire resistance	m	10-Nov
-30 minute fire resistance, 300-400 mm cavity	m	13 - 16
Hard surface finishes	听	听
-ceramic tiles	m2	35 - 53
-matt porcelain tiles	m2	55 - 85
-non-slip mosaic tiles	m2	48 - 60
-natural slate tiles	m2	60 - 80
-20mm polished granite	m2	200 - 250
-20mm polished travertine marble	m2	125 - 140
-insitu terrazzo	m2	120 - 140
-terrazzo tiles	m2	35 - 45
Extra for floor levelling	m2	03-Apr
Extra for 65 - 70 mm sand:cement screed, float finish	m2	Oct-14
Extra for making up with concrete, up to 300mm	m2	20 - 35
Extra for plywood underlay	m2	08-Oct
Sheet and tile finishes	听	听
-linoleum tiles	m2	15 - 18
-sheet / tile vinyl, standard duty	m2	14 - 24
-ditto but heavy duty	m2	16 - 26
-antistatic vinyl tiles	m2	15 - 20
-sheet/tile vinyl safety flooring	m2	25 - 35
Carpet tiles	听	听
-heavy duty for office areas	m2	18-30
-heavy duty antistatic	m2	34-40
Carpet	听	听
-cut-and-loop pile, 80% wool, 20% nylon, medium duty	m2	16 - 19
-ditto but heavy duty	m2	36 - 40
-broadloom	m2	55 - 75
-handwoven	m2	100+
-extra for underlay	m2	03-Apr
Ceiling Finishes	听	听
Jointless plasterboard	听	听
-one layer on metal fixing	m2	18 - 28
-two layers on metal fixing	m2	21 - 30
-plasterboard feature suspended ceiling	m2	95+
-fibrous plaster feature suspended ceiling	m2	95 - 140
Fibre tiles	听	听
-mineral fibre, plain, exposed grid	m2	14 - 18
-mineral fibre, acoustic, exposed grid	m2	18 - 22
-high-density mineral fibre, exposed anti-corrosive grid	m2	32 - 35
-glass-reinforced gypsum, plain semi-concealed grid	m2	31 - 42
-resin-bonded glasswool, plain. semi-concealed grid	m2	28 - 32
-compressed rockwool, acoustic, concealed grid	m2	22 - 25
Metal tiles	听	听
-non-perforated tiles, suspended ceiling	m2	25 - 35
-ditto but moisture resistant	m2	35 - 50
-perforated tiles, demountable concealed grid	m2	35 - 50
-ditto but linear grid	m2	38 - 50
perforated tiles, hinged, concealed grid	m2	35 - 50
-perforated tiles lay-in grid	m2	30 - 45
-perforated accoustic quality mega-panel tile	听	听
-hinge access, tartan grid	m2	55 - 75
Taking down and storing files	m2	08-Oct
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Mechanical Installations	听	听
Extension of air-conditioning and heating system into general office areas	听	听
-variable air-volume	m2	90 -110
-four-pipe fan-coil units	m2	80 -130
-underfloor displacement ventilation	m2	25 - 50
-Hiross underfloor air-conditioning system	m2	100 - 120
-extra over for suspended ceiling for chilled ceiling including water distribution	m2	100 - 150
-extra over for installing floor diffusers	m2	14 - 16
-low-pressure hot water permimeter heating	m2	15 - 20
Extension of controls and building management systems	m2	Aug-16
Electrical installations	听	听
Extension of small power distribution circuits into general office areas	听	听
-general	m2	09-Dec
-trunking, cables and sockets	m2	02-Apr
-busbar and sockets	m2	2.50 - 3.50
-floor outlet boxes	m2	04-May
Extension of lighting circuits in general office extras	听	听
(LG3 Category 2 luminaires to 500 lux)	听	听
-general	m2	32 - 40
-wiring	m2	Oct-15
-luminaires	m2	20 - 27
Extension of lighting controls into office areas	m2	04-May
Supplies to HVAC equipment in office areas	m2	0.50 - 1.50
Protective Installations	听	听
Extension of sprinkler systems into office areas	m2	Oct-19
fully addressable fire alarm system	m2	05-Oct
IT/Data cabling distribution, cabinets and patch panels	m2	1.50 - 7.50

Regional Variations
All costs are based on schemes located in the outer London area. For projects in other regions, costs should be adjusted bt he factors shown below.
Inner London	1.04
South-east	0.97
South-west	0.94
East-midlands	0.91
West-midlands	0.92
East anglia	0.94
Yorkshire and Humberside	0.91
North-west	0.95
North	0.91
Scotland	0.93
Wales	0.92
Northern Ireland	0.86

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