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Cost breakdown
Element costcost/m2 gfa £% of total cost
Substructure13,954,000117.805.45%
Allowance for breaking out existing slabs and retaining wallsItem @ 250,000
Allowance for preparatory work and dewatering all of the excavationsItem @ 600,000
Foundations: large diameter bored piles, for example 40 m deep; 2 m thick ground slab 2,600 m2 @ 1,500
Extra for three-level basement construction: part secant piled walls, part diaphragm walls; insitu concrete frame and floors; waterproofing; drainage7,800 m2 @ 1,000
Allowance for removal of obstructionsItem @ 250,000
Allowance for treatment of contaminated surfaces2,600 m2 @ 40
Allowance for temporary worksItem @ 750,000
Allowance for lift pits, escalator pits, tower crane bases, etcItem @ 300,000
Frame41,928,000353.9716.38%
Structural steel frame to upper floors, based on 200 kg/m2 overall (avg rate)22,130 t @ 1,200
Secondary steelwork for cladding, trimming openings, etc2,200 t @ 1,600
Extra for feature steel framing in reception/other areasItem @ 500,000
Fire protection to frame based on a combination of two-hour boarding and one-hour intumescent spray (avg rate used, based on 20 m2/tonne)482,600 m2 @ 20
Allowance for concrete casing or infilling to some columnsItem @ 500,000
Allowance for wind canopy structuresItem @ 200,000
Allowance for additional ductile connectionsItem @ 1,000,000
Upper floors8,146,00068.773.18%
Composite floor construction; 130 mm thick reinforced insitu concrete; galvanized steel decking; total design load 4.5 kN/m2110,650 m2 @ 55
Extra for 7.5 kN/m2 loading to plant and other areas10,000 m2 @ 25
Extra for forming ramps, steps, and so onItem @ 500,000
Allowance for knock-out panels in upper floors constructionItem @ 200,000
Allowance for lift pits, escalator pits, etc in upper floors constructionItem @ 150,000
Allowance for insulation to edges of floor slabs8,800 m @ 75
Extra for intermediate floors to atrium at six-storey intervalsItem @ 300,000
Roof1,657,00013.990.65%
Waterproofing over external slab at ground level (over basements)124 m2 @ 80
Composite roof slab construction, with waterproofing, insulation, ballast2,350 m2 @ 200
Extra for access paving to 10% of roof area250 m2 @ 75
Extra for stone paving to terraces 100 m2 @ 150
Architectural balustrading to roof terraces50 m @ 550
Glazed atrium roof, with opening lights for ventilation/smoke extract; framing200 m2 @ 1,200
Allowance for roof feature/screening to roof level plantItem @ 400,000
Allowance for perimeter safety rails, perimeter detailing & interface detailsItem @ 250,000
Allowance for plant bases and base for communication mastItem @ 50,000
Allowance for roof-level plant enclosures; structural steel frame; profiled aluminium raised seam roof cladding, insulationItem @ 175,000
Stairs3,086,00026.051.21%
Painted mild steel escape stairs in two straight flights, including all finishes94 @ 16,000
Precast concrete stairs serving basements8 @ 14,000
Allowance for feature staircasesItem @ 900,000
Steel stairs within retail areas8 @ 15,000
Allowance for disabled access provisionsItem @ 250,000
Allowance for ladders and catwalks in plant roomsItem @ 200,000
External walls61,264,000517.2123.94%
Triple glazed “active wall” facade system: double-glazed outer skin, single-glazed inner skin with opening lights; integral motorised blinds51,000 m2 @ 875
Allowance for enhanced articulation in certain areasItem @ 5,000,000
Double-glazed atrium wall3,700 m2 @ 1,000
Double-height glass wall system to ground floor, including all supports 800 m2 @1,500
Glass shop fronts230 m2 @800
Louvres as external walling to plant floors/roof plant areas3,100 m2 @550
Solid walls in loading bay/service yardItem @ 50,000
Unitised metal cladding to exposed core areas, and loading bay8,000 m2 @ 450
Metal cladding to soffitsItem @ 150,000
Allowance for entrance canopy/wind canopiesItem @ 350,000
Allowance for mock-ups, testing and so onItem @ 700,000
External doors916,0007.730.36%
Double-glazed aluminium frame exit and fire escape doors25 @ 4,000
High-quality motorised revolving doors and side doors for disabled access4 @ 150,000
Shopfront automatic doors8 @ 7000
Access doors to roof plant areasItem @ 40,000
Metal doors in service areasItem @ 30,000
Motorised security shutters to car park/loading bay entrance (including cladding interfaces)2 @ 45,000
Internal walls and partitions7,153,00060.392.80%
Two-hour metal stud partitions around cores29,100 m2 @ 90
One-hour metal stud partitions within core areas17,900 m2 @ 55
Extra for shaft wall constructionItem @ 500,000
Single-glazed wall around atriums2,500 m2 @ 700
Block walls in basements and plant areas4,200 m2 @ 50
Block walls dividing retail units500 m2 @ 60
Cantilevered glass balustrade around mezzanine22 m2 @ 1,200
Allowance for substation enclosure and accessItem @ 200,000
WC cubicles, including doors and ironmongery450 @ 1,250
Full height laminate-faced duct access panels to toilets1,800 m2 @ 150
Internal doors2,483,00020.960.97%
High quality glazed double doors/side panels to lift lobbies96 @ 7,000
Hardwood doors in core areas, fire-rated where necessary (average rate)575 @ 1,350
Riser cupboard doors: fire-rated hardwood doorsets490 @ 1,500
Metal doors in plant/service areas,160 @ 1,250
Allowance for fire-rated access panelsItem @ 100,000
Wall finishes3,400,00028.71.36%
Stone cladding to entrance lobby and lift lobbies5,120 m2 @ 300
Allowance for feature wall in main receptionItem @ 200,000
Finish to edges of slabs overlooking reception22 m @ 300
Emulsion to core walls/plasterboard partitions & other walls51,700 m2 @ 5
GRG circular casings to internal columns in office areas3,000 m2@ 175
Emulsion paint to service areas, plant rooms, facilities offices, storage areas25,000 m2 @ 5
Good-quality ceramic tiling to toilets6,885 m2 @ 100
Ceramic tiling in cleaners’ cupboards and service areas1,000 m2 @ 60
Floor finishes 2,771,00023.391.08%
Granite tiles to main entrance lobby, lift lobbies,
mezzanine areas and atrium base4,100 m2 @ 300
Good-quality ceramic tiles to toilets, lightweight
concrete to make up levels4,000 m2 @ 125
Raised floors to lift lobbies2,580 m2 @ 37
Ceramic tiling to cleaners’ cupboards and service areas350 m2 @ 50
Raised floor and good-quality carpet tiles to circulation areas3,820 m2 @ 85
Epoxy paint on screed to plant and service areas9,290 m2 @ 25
Sealer/hardener/wpm/wear course to loading dock,
service areas, car park1,700 m2 @ 65
Allowance for making up levels in other areasItem @ 50,000
Allowance for linoleum to facilities offices, storage areas, and so onItem @ 30,000
Entrance mats and matwellsItem @ 80,000
Allowance for sundry floor finishes in other areasItem @ 100,000
Ceiling finishes1,879,00015.860.73%
Feature ceiling to entrance lobby, mezzanine and lift lobbies3,900 m2 @ 250
Non-standard metal suspended ceiling to circulation areas3,820 m2 @ 100
Metal suspended ceiling to toilets4,000 m2 @ 50
Paint finish to soffit of slabs to plant areas9,290 m2 @ 10
Acoustic insulation lining to car park soffit950 m2 @ 30
Allowance for other ceiling finishes/detailingItem @ 200,000
Furniture and fittings4,092,00034.551.60%
Granite vanity tops in toilets650 m @ 1,100
Fittings to toilets (including allowance for disabled fittings)4,000 m2 @ 500
Wall protection in goods lift lobbies860 m2 @ 60
Main reception desk/screenItem @ 100,000
Main entrance and statutory signage; external signageItem @ 250,000
Car park bollards, column guards, entrance barriersItem @ 75,000
Cycle racking and cycle changing area fit-outItem @ 50,000
Dockmaster/security room fit-outsItem @ 30,000
Rubbish compactor/bailerItem @ 35,000
Allowance for main entrance features/fittings/objets d’artItem @ 500,000
Traffic management systemItem @ 35,000
Allowance for sundry fittingsItem @ 250,000
Sanitary fittings785,0006.630.31%
Allowance for WCs, basins, cleaners’ sinks, urinals (average rate used) 800 @ 700
Extra for disabled toilets100 @ 2,000
Shower installations20 @ 750
Water softeners2 @ 5,000
Disposal installations1,808,00015.260.71%
Allowance for rainwater disposal118,450 m2 @ 5
Soil waste and vent installation118,450 m2 @ 9
Extra for drainage to retail unitsItem @ 150,000
Water installations1,176,0009.930.46%
Cold water: boosted rising main, bulk storage, treatment, etc118,450 m2 @ 6
Hot water services by local electric water storage heaters118,450 m2 @ 3
Water services for vending areasItem @ 60,000
Extra for supplies to retail unitsItem @ 50,000
Space heating and air treatment 15,728,000132.786.15%
Gas installationItem @ 175,000
Low temperature hot water heating installation (including gas-fired boilers)118,450 m2 @ 22
Air-conditioning installation: air-handling plant, refrigeration,
chilled water distribution for four-pipe fan coil installation to offices118,450 m2 @ 70
Toilet extract installation118,450 m2 @ 7
Smoke extract installation118,450 m2 @ 12
Dedicated extract system for external wall voidItem @ 1,150,000
Extra for smoke extract and ventilation to atrium spacesItem @ 600,000
Car park and loading bay extract ventilation118,450 m2 @ 3
Stair/lobby pressurisationItem @ 300,000
Electrical installations8,329,00070.323.26%
Mains and submains installations118,450 m2 @ 29
Power supply to mechanical plant118,450 m2 @ 4
Small power installations118,450 m2 @ 4
Power and controls for window blindsItem @ 450,000
Lighting, emergency lighting and small power to landlord’s areas118,450 m2 @ 15
Lighting and emergency lighting to basement areas,
car park and loading bay7,812 m2 @ 60
Allowance for enhanced lighting to reception and lift lobbiesItem @ 600,000
Allowance for external lightingItem @ 200,000
Standby power installation (life safety systems only), including oil systemItem @ 450,000
Lift installations21,090,000178.058.24%
21-person 1600 kg passenger lift 3 m/s serving low-rise floors8 @ 600,000
21-person 1600 kg passenger lift 3.5 m/s serving mid-rise floors8 @ 750,000
21-person 1600 kg passenger lift 6 m/s serving high-rise floors8 @ 900,000
Goods lifts 3000 kg 3.5 m/s serving all floors above ground2 @ 700,000
Passenger lift serving car park, doubling as fire-fighting lift1 @ 150,000
Fire-fighting lifts serving all floors2 @ 400,000
Escalators serving reception and mezzanine4 @ 110,000
Car lift2 @ 150,000
Protective installations1,939,00016.370.76%
Wet/dry riser installation, with pumps, etc118,450 m2 @ 1
Sprinkler installation: common bulk storage, split pump sets118,450 m2 @ 12
Hose reels including booster set118,450 m2 @ 3
Lightning protection1 @ 45,000
Communications installations2,026,00017.100.79%
Fully addressable fire alarm, smoke detection, voice alarm and
public address systems, interfaced to building management system118,450 m2 @ 14
Primary containment for data and communications wiring118,450 m2 @ 1
Security: CCTV/detection systems to building perimeter and in car parkItem @ 250,000
Special Installations2,640,00022.291.03%
ɫTV management system118,450 m2 @ 13
Complete facade and atrium cleaning installationsItem @ 1,000,000
Communications mastItem @ 100,000
Builder’s work in connection 2,775,00023.431.08%
Builder’s work in connection with services installations,
including machine bases, steel stacking framework for double-height
plant, firestopping, holes, chases, etc (allow 5% of services costs)Item @ 2,775,000
Preliminaries and contingencies44,850,000378.6417.53%
Construction manager’s pre-construction staff costsItem @ 1,000,000
Construction manager’s preliminaries, staff costs, overheads
and profit (allow 15%)Item @31,650,000
Design reserve and construction contingency (allow 5%)Item @ 12,200,000
Total for shell-and-core construction255,875,0002160.18100%
Category A fit-out
Element costcost/m2 gfa £% of total cost
Based on net internal office area of 74,880 m2
Wall finishes84,0000.710.26%
Emulsion paint to external walls of cores and to internal columns16,850 m2 @ 5
Floor finishes4,568,00038.5614.12%
Medium-grade access floor; fire breaks; dust sealant74,880 m2 @ 37
Carpet tiles74,880 m2 @ 24
Ceiling finishes3,370,00028.4510.42%
Concealed grid metal tray suspended ceiling to office areas;
acoustic quilt and fire breaks74,880 m2 @ 45
Fittings70,0000.590.22%
Allowance for statutory signageItem @ 70,000
Space heating and air treatment9,435,00079.6529.17%
Extension of four-pipe fan coil installation into office areas including
distribution ductwork; fan coil units; grilles and diffusers; insulation;
condensate drainage; interface with building management system74,880 m2 @ 126
Electrical installation5,616,00047.4117.36%
Lighting and emergency lighting to office areas;
power to fan coil units; supply only floor boxes
(small power distribution excluded); earthing and bonding74,880 m2 @ 75
Communications installation1,123,0009.483.47%
Final connections to fire, smoke detection, alarm and public address systems74,880 m2 @ 15
Protective installation1,198,00010.113.70%
Extension of sprinkler installations into office areas (one head per 9 m2) 74,880 m2 @ 16
Special installations 824,0006.962.55%
Extension of building management system into office areas74,880 m2 @ 11
Builder’s work in connection503,0004.251.56%
Allowance for associated builder’s work (say 4% of services costs)Item @ 503,000
Preliminaries and contingencies 5,550,000 46.8617.16%
Construction manager’s preliminaries, staff costs,
overheads and profit (allow 15%) Item @ 4,000,000
Design reserve and construction contingency (allow 5%)Item @ 1,550,000
Total for category A fit-out32,341,000273.03100%