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Cost breakdown
ÌýTotal cost£/m2%
Ìý£gifaÌý
Substructure712,50084.825.30
Excavation, ground beams, filling to levels, lift pits, ground slab: 1,500m2 @ £310 Rotary bored piles: 1,500m2 @ £130 Underslab drainage: 1,500m2 @ £3 ÌýÌýÌý
Frame and upper floors1,523,000181.3111.32
Insitu concrete frame and flat slab acting as transfer structure; 400 thick slab: 1,100m2 @ £180 Precast concrete floor slab, cross walls and stairs (quantity based on floor slab area); self finish quality to cross walls: 5,300m2 @ £250 ÌýÌýÌý
Roof482,50057.443.59
Precast concrete roof slab: 1,500m2 @ £150 Extra for forming upstands and copings: item @ £15,000 Single ply roof membrane; insulation; rainwater outlets: 1,500m2 @ £120 Roof plant room; louvre screens and cladding: 100m2 @ £390 Mansafe system: item @ £8,500 Allowance for roof level ancillaries; walkways, plant bases: item @ £15,000 ÌýÌýÌý
Stairs152,60018.171.13
Insitu concrete; ground to first floor (other stairs included in frame and upper floors package) 3 nr @ £9,000 Handrails and balustrades; stainless steel (rate per flight): 21nr @ £3,600 Floor and soffit finishes to stairs; nosings: item @ £50,000 ÌýÌýÌý
External walls, windows and doors1,480,600176.2611.01Ìý
Precast concrete wall panels; insulation and render: 2,850m2 @ £280 Extra for coated aluminium-framed double-glazed windows to guest room floors: 670 m2 @ £300 Full height glazed window wall; ground floor elevations: 500m2 @ £500 Extra over above for double doorsets: 9 nr @ £2,400 Extra for glazed entrance lobby: item @ £100,000 Allowance for additional masonry works: item @ £110,000 ÌýÌýÌý
Internal walls and partitions273,50032.562.03
Blockwork; 100 and 140 thick: 1,800m2 @ £40 Acoustic metal stud partitions: 2,500m2 @ £50 Hardwood glazed partitions; fire-rated glazing: 135m2 @ £500 WC cubicles: 10 nr @ £900ÌýÌýÌý
Internal doors473,00056.313.52
Bathroom doors included in pod costs Hardwood doors and frames; vison panels; stainless steel ironmongery: 80 nr @ £1,100 Bedroom doors; card access control; ironmongery: 200 nr @ £1,350 Melanine-faced doors and hardwood frames; ironmongery; back-of-house areas: 50 nr @ £900 Riser access doors; ironmongery: 100 nr @ £700ÌýÌýÌý
Wall finishes429,00051.073.19
Finishes to bathroom interiors included in bathroom pod costs; some bedroom finishes included in FF&E Drylining to bathroom pod: 1,800m2 @ £35 Specialist finish to public areas; decorative panels: 400m2 @200 Applied finish to bedrooms and corridors; vinyl: 10,500m2 @ £20 Whiterock cladding to kitchen areas: 200m2 @ £60 Ceramic tiling: 200m2 @ £60 Timber window boards: 400m2 @ £30 Corridor corner guards: item @ £40,000 ÌýÌý
Floor finishes443,30052.773.30
Finishes to bathrooms included in bathroom pod cost Guest room flooring; edge fixed carpet: 6,400m2 @ £20 Screeds generally: 7,500m2 @ £12 Wood flooring – front of house: 750m2 @ £150 Ceramic tiling: 100m2 @ £100 Specialist flooring: 225m2 @ £130 Allowance for skirtings and joints generally: item @ £67,000 Entrance matting: item @ £6,500 ÌýÌýÌý
Ceiling finishes225,00026.791.67
Finishes to bathrooms included in bathroom pod cost Plasterboard ceiling and bulkheads: 6,400m2 @ £30 Extra for acoustic treatment in public areas: 900m2 @ £20 Allowance for feature ceilings in front-of-house areas: item @ £15,000 Furniture and fittings Furniture and fittings to front of house and guestrooms in FF&E budget ÌýÌý
Sanitary fittings25,0002.980.19
Sanitaryware to guestrooms included in bathroom pod cost Sanitaryware and fittings to front and back of house only : item @ £25,000 ÌýÌýÌý
Services equipment 500,00059.523.72Ìý
Installation of kitchen and servery complete; including catering equipment: Item @ £500,000ÌýÌýÌý
Disposal installations55,0006.550.41
Waste, soil and vent pipework to guestrooms; stub connections to pods: 200 nr @ £225 Rainwater installation: item @ £10,000 ÌýÌýÌý
Hot and cold water installations 210,00025.001.56
Hot and cold water installation; incoming main, storage, distribution; valves and accessories in front and back of house; stub connections to pods only: 8,400m2 @ £25ÌýÌýÌý
Space heating, air treatment & ventilation 992,000118.107.38
Air conditioning to public areas; main plant; ductwork, pipework, insulation, terminal units, grilles: 1,000m2 @ £115 Extract ventilation and heating/cooling to guest rooms; main plant; ductwork, pipework, insulation, wall mounted units: 200 nr @ £3,100 Extra for supplementary ventilation to inboard guestrooms: 30 nr @ £800 Staircase pressurisation: item @ £85,000 Toilet extract ventilation; public areas only: item @ £8,000 Supplementary supply and extract ventilation; systems serving restaurant, meeting rooms, lobby etc: item @ £90,000 Kitchen supply and extract: item @ £50,000 ÌýÌýÌý
Electrical installation1,291,000153.699.60
Lighting to guestroom bathrooms included in bathroom pods, decorative lighting included in FF&E Mains and sub-mains distribution: 8,400m2 @ £20 Lighting installation to front and back of house: 1,500m2 @ £100 Small power to front and back of house: 1,500m2 @ £20 Lighting installation to guestrooms; luminaires; emergency lighting: 6,400m2 @ £80 Small power to guestrooms: 6,400m2 @ £40 Fix only allowance for connecting lighting and appliances included in FF&E: 200 nr @ £500 Electrical supplies to mechanical plant, including guestroom ventilation units: item @ £40,000 External building lighting: item @ £35,000 ÌýÌýÌý
Gas installations30,0003.570.22
Gas installation: item @ £30,000ÌýÌýÌý
Lift installations245,00029.171.82
Public lifts: 2 nr @ £85,000 Service lift: 1 nr @ £50,000 Platform lift: 1 nr @ £25,000 ÌýÌýÌý
Protective installations34,8004.140.26
Lightning protection: item @ £8,000 Dry riser: Item @ £10,000 Earthing and bonding: 8,400m2 @ £2 2ÌýÌýÌý
Communication installations 309,00036.792.30
Fire alarm and smoke detection: 8,400m2@ £15 Disabled WC alarm system: item @ £8,000 Allowance for containment: item @ £20,000 Telephone and data cabling: item @ £55,000 Audio and TV distribution network: item @ £50,000 Security and CCTV systems: item @ £50,000 ÌýÌýÌý
Specialist installations 1,126,000 134.058.37
Bathroom pods including protection, sealing duct, door handles and locks: 200 nr @ £5,000 BMS controls; installation and PC: 8,400m2 @ £15 ÌýÌýÌý
Builder’s work in connection35,0004.170.26
Forming holes and chases etc: item @ £35,000ÌýÌýÌý
Preliminaries2,402,200285.9817.86
Management costs, site establishment and site supervision. Contractor’s preliminaries, overheads and profit: item @ £1,989,000 Testing and commissioning of building services installations: item @ £20,000 Design reserve: item @ £393,200 ÌýÌýÌý
Total construction cost13,450,0001,601.21100
– building only (m2 based on gifa) ÌýÌýÌý
FF&E items2,440,000290.48Ìý
Front-of-house and back-of-house items: 8,400m2 @ £100 Guestroom fitout, casework, fixed and loose furniture, lighting fittings and appliances: 200 nr @ £8,000ÌýÌýÌý
Total cost15,890,0001,891.69Ìý
The cost breakdown is based on price levels current in the north-west and should be adjusted by the following location factors for schemes in other regions:
Inner London1.15
Outer London1.03
South East1.08
South West1.02
East Midlands0.98
West Midlands1.00
East Anglia1.03
Yorkshire & Humberside1.03
North West1.00
Northern1.02
Scotland1.02
Wales0.97
Northern Ireland0.79