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Cost of shell-and-core construction
Ìýelement costcost/m² GFA £% of total cost
ÌýÌýÌýÌý
Substructure403,00066.618.06
ÌýÌýÌýÌý
Excavation, footings, column bases, filling to levels, ground slab 3100 m² @ 130ÌýÌýÌý
ÌýÌýÌýÌý
Frame and upper floors661,500109.3413.23
ÌýÌýÌýÌý
Structural steelwork; UB and UC sections 300 t @ 1,400ÌýÌýÌý
Composite slab, metal deck and insitu concrete 2900 m² @ 60ÌýÌýÌý
Fire protection to steelwork item @ 50,000ÌýÌýÌý
Allowance for miscellaneous works item @ 17,500 ÌýÌýÌý
ÌýÌýÌýÌý
Roof639,500105.712.79
ÌýÌýÌýÌý
Insitu concrete roof slab; metal deck and insitu concrete 3080 m² @ 60ÌýÌýÌý
Insitu concrete rooflight upstand walls 120 m² @ 160 ÌýÌýÌý
Timber roof trusses item @ 60,000 ÌýÌýÌý
Monopitch roof, coated aluminium roof cladding, including purlins, trims, cappings, insulation 1780 m² @ 100 ÌýÌýÌý
Flat roof, asphalt, including insulation, trims, skirtings, flashings, linings to gutters, paving slabs 1500 m² @ 90 ÌýÌýÌý
Mansafe system item @ 12,500ÌýÌýÌý
Rooflights 100 m² @ 500ÌýÌýÌý
ÌýÌýÌýÌý
Stairs108,50017.932.17
ÌýÌýÌýÌý
Main steel internal staircases; handrails and balustrades (rate per flight) 4 @ 8,000ÌýÌýÌý
Steel external staircases; handrails, balustrades, framing (rate per flight) 4nr @ 10,000ÌýÌýÌý
Atrium balustrading 45 m @ 700ÌýÌýÌý
Miscellaneous metalwork in shafts and risers Item @ 5,000ÌýÌýÌý
ÌýÌýÌýÌý
External walls, windows and doors820,200135.5716.4
ÌýÌýÌýÌý
Coated aluminium double glazed curtain walling 150 m² @ 375ÌýÌýÌý
Extra for fire escape doors 8 @ 1,000ÌýÌýÌý
Coated aluminium double glazed window system 850 m² @ 350 ÌýÌýÌý
Solar shading; fixed aluminium louvres 300 m @ 300ÌýÌýÌý
Glazed main double entrance doors @ 6,000ÌýÌýÌý
Aluminium wall cladding to roof level plant etc. 610 m² @ 45ÌýÌýÌý
Render on blockwork, insulation and boarding 550 m² @ 160ÌýÌýÌý
Facing brickwork in cavity walls 690 m² @ 150 ÌýÌýÌý
Facing brick cladding to columns 675 m² @ 100 ÌýÌýÌý
Miscellaneous masonry item @ 70,000ÌýÌýÌý
ÌýÌýÌýÌý
Internal walls and partitions219,20036.234.38
ÌýÌýÌýÌý
Blockwork 1200 m² @ 50ÌýÌýÌý
Drywall partition; 1 hour FR 570 m² @ 60 ÌýÌýÌý
Hardwood glazed screens; 1 hour FR 180 m² @ 500 ÌýÌýÌý
WC cubicles Item @ 35,000ÌýÌýÌý
ÌýÌýÌýÌý
Internal doors 98,00016.21.96
ÌýÌýÌýÌý
Hardwood doors and frames; stainless steel ironmongery 80 @ 1,100ÌýÌýÌý
Allowance for fire containment in common areas item @ 10,000ÌýÌýÌý
ÌýÌýÌýÌý
Wall finishes66,40010.981.33
ÌýÌýÌýÌý
Emulsion paint to wall surfaces generally item @ 40,000ÌýÌýÌý
Plasterboard to cores and common areas 1650 m² @ 16ÌýÌýÌý
ÌýÌýÌýÌý
Floor finishes 75,20012.431.5
ÌýÌýÌýÌý
Screeds to cores and common areas; 150 thick to make up levels 640 m² @ 20 ÌýÌýÌý
Carpet tiling to common areas 170 m² @ 30ÌýÌýÌý
Ceramic tiling to cores and common areas 470 m² @ 90 ÌýÌýÌý
Floor finishes to internal stairs Item @ 5,000ÌýÌýÌý
Entrance matting 2 @ 5,000ÌýÌýÌý
ÌýÌýÌýÌý
Ceiling finishes52,5008.681.05
ÌýÌýÌýÌý
Plasterboard ceiling and bulkheads; to core and common areas 1050 m² @ 50 ÌýÌýÌý
ÌýÌýÌýÌý
Furniture and fittings38,0006.280.76
ÌýÌýÌýÌý
Granite vanitary units item @ 27,000 ÌýÌýÌý
Glass surrounds to vanitary units item @ 5,000ÌýÌýÌý
Miscellaneous architectural metalwork item @ 6,000ÌýÌýÌý
ÌýÌýÌýÌý
Sanitary fittings24,20040.48
ÌýÌýÌýÌý
Sanitaryware and fittings; allowance 6050 m² @ 4 ÌýÌýÌý
ÌýÌýÌýÌý
Disposal Installations30,3005.010.61
ÌýÌýÌýÌý
Waste, soil and vent pipework 6050 m² @ 2ÌýÌýÌý
Rainwater installation 6050 m² @ 3ÌýÌýÌý
ÌýÌýÌýÌý
Hot and cold water installations67,30011.121.35
ÌýÌýÌýÌý
Hot and cold water pipework to landlord's areas including mains water service 6050 m² @ 5ÌýÌýÌý
Hot water distribution pipework in plant rooms item @ 22,000 ÌýÌýÌý
Roof-mounted condensing boiler item @ 15,000 ÌýÌýÌý
ÌýÌýÌýÌý
Space heating air treatment and ventilation398,00065.797.96
ÌýÌýÌýÌý
Air handling units, chillers; ductwork, pipework, insulation 6050 m² @60ÌýÌýÌý
Toilet extract ventilation item @ 15,000ÌýÌýÌý
Cooling and ventilation installations to common areas item @ 20,000ÌýÌýÌý
ÌýÌýÌýÌý
Electrical installation275,90045.65.52
ÌýÌýÌýÌý
Mains and sub-mains distribution 6050 m² @ 20ÌýÌýÌý
Small power to landlord's areas 975 m² @ 15ÌýÌýÌý
Electrical supplies to mechanical plant item @ 17,500ÌýÌýÌý
Lighting to landlord's areas 975 m² @ 50ÌýÌýÌý
External feature lighting item @ 5,000ÌýÌýÌý
External lighting generally item @ 65,000ÌýÌýÌý
Electric trench heating to common areas Item @ 4,000ÌýÌýÌý
ÌýÌýÌýÌý
Gas installations10,0001.650.2
ÌýÌýÌýÌý
Incoming gas supply item @ 10,000ÌýÌýÌý
ÌýÌýÌýÌý
Lift installations25,0004.130.5
ÌýÌýÌýÌý
Ten-person hydraulic lift serving two floors 1 @ 25,000ÌýÌýÌý
ÌýÌýÌýÌý
Protective installations8,5001.40.17
ÌýÌýÌýÌý
Lightning protection item @ 6,000 ÌýÌýÌý
Earthing and bonding item @ 2,500ÌýÌýÌý
ÌýÌýÌýÌý
Communication installations36,30060.73
ÌýÌýÌýÌý
Fire alarm and smoke detection 6050 m² @ 5ÌýÌýÌý
Disabled WC alarm system item @ 2,000ÌýÌýÌý
Allowance for containment item @ 4,000ÌýÌýÌý
ÌýÌýÌýÌý
Specialist installations90,80015.011.82
ÌýÌýÌýÌý
BMS controls 6,050 m² @ 15ÌýÌýÌý
ÌýÌýÌýÌý
Builder’s work in connection 10,0001.650.2
ÌýÌýÌýÌý
Forming holes and chases etc. Allowance @ 1% Item @ 10,000ÌýÌýÌý
ÌýÌýÌýÌý
Preliminaries 841,700139.1216.83
ÌýÌýÌýÌý
Management costs, site establishment and site supervision. Contractor's preliminaries, overheads and profit @ 17% Item @ 702,000ÌýÌýÌý
Testing and commissioning of building services installations Item @ 15,000ÌýÌýÌý
Allowance for design reserve @ 3% Item @ 124,700ÌýÌýÌý
ÌýÌýÌýÌý
Total construction cost: building only 5,000,000826.43100
(Square metre rate based on GIFA)
Cost of fit-out to category A
Ìýelement costcost/m² GFA £% of total cost
ÌýÌýÌýÌý
Wall finishes75,70014.844.95
ÌýÌýÌýÌý
Emulsion paint to walls; generally Item @ 20,000ÌýÌýÌý
Plasterboard lining 740 m2 @ 65 ÌýÌýÌý
Plasterboard column casings 80 @ 95 ÌýÌýÌý
ÌýÌýÌýÌý
Floor finishes245,60048.1616.05
ÌýÌýÌýÌý
Raised access floors; medium grade 5100 m2 @ 28ÌýÌýÌý
Carpet tiles 5100 m2 @ 18ÌýÌýÌý
Softwood skirtings; painted 1100 m @ 10ÌýÌýÌý
ÌýÌýÌýÌý
Ceiling finishes140,50027.559.18
ÌýÌýÌýÌý
Mineral fibre tile suspended ceiling; exposed grid 5100 m2 @ 20ÌýÌýÌý
Bulkheads and margins 550 m @ 70ÌýÌýÌý
ÌýÌýÌýÌý
Space heating, air treatment and ventilation510,00010033.33
ÌýÌýÌýÌý
Four pipe fancoils; hot and cold water distribution, ductwork and flexible connections, grilles and diffusers; power supply to FCUs 5100 m2 @ 100ÌýÌýÌý
ÌýÌýÌýÌý
Electrical installation255,0005016.67
ÌýÌýÌýÌý
Lighting, emergency lighting and lighting control 5100 m2 @ 35 ÌýÌýÌý
Small power 5100 m2 @ 15 ÌýÌýÌý
ÌýÌýÌýÌý
Protective installations 3,0000.590.2
ÌýÌýÌýÌý
Earthing and bonding item @ 3,000ÌýÌýÌý
ÌýÌýÌýÌý
Communication installations25,50051.67
ÌýÌýÌýÌý
Fire detection and alarm system 5100 m2 @ 5 ÌýÌýÌý
ÌýÌýÌýÌý
Builder’s work in connection8,0001.570.52
ÌýÌýÌýÌý
Forming holes and chases etc. Allowance @ 1% Item @ 8,000ÌýÌýÌý
ÌýÌýÌýÌý
Preliminaries266,70052.2917.43
ÌýÌýÌýÌý
Management costs, site establishment and site supervision. Contractor's preliminaries, overheads and profit @ 17% Item @ 213,700ÌýÌýÌý
Testing and commissioning of building services installations Item @ 15,000ÌýÌýÌý
Allowance for design reserve @ 3% Item @ 38,000ÌýÌýÌý
ÌýÌýÌýÌý
Total cost: category A fit-out only1,530,000300100
(Square metre rate based on NIFA)
Cost of external works
Ìýelement costcost/m² GFA £% of total cost
ÌýÌýÌýÌý
Site works506,00083.6456.86
ÌýÌýÌýÌý
Concrete block pavings 6100 m² @ 35ÌýÌýÌý
Granite sett pavings 1250 m² @ 90ÌýÌýÌý
Precast concrete paving slabs 970 m² @ 40ÌýÌýÌý
Granite chippings 665 m² @ 30ÌýÌýÌý
Precast concrete edgings 100 m @ 10ÌýÌýÌý
Precast concrete kerbs 1490 m @ 30ÌýÌýÌý
Retaining walls; facing brick 35 m @ 155ÌýÌýÌý
Tree grilles 27 @ 1,100ÌýÌýÌý
Miscellaneous external works item @ 10,000ÌýÌýÌý
Allowance for topsoiling, turfing, planting item @ 30,000ÌýÌýÌý
ÌýÌýÌýÌý
Drainage136,00022.4815.28
ÌýÌýÌýÌý
Foul and surface water drain runs 850 m @ 45ÌýÌýÌý
Foul and surface water manholes 18 @ 800ÌýÌýÌý
Sewer and surface water drainage connection item @ 6,000ÌýÌýÌý
Road gullies 35 @ 200ÌýÌýÌý
Petrol inteceptors 2 @ 4,000ÌýÌýÌý
Surface water attenuation; storage chambers 13 @ 4,800ÌýÌýÌý
ÌýÌýÌýÌý
External services100,00016.5311.24
ÌýÌýÌýÌý
Water connection charge item @ 6,000ÌýÌýÌý
Electricity connection charge item @ 30,000ÌýÌýÌý
Gas connection charge item @ 18,000ÌýÌýÌý
Builders work in connection with external services including service trenches and access chambers item @ 46,000 ÌýÌýÌý
ÌýÌýÌýÌý
Preliminaries148,00024.4616.63
ÌýÌýÌýÌý
Management costs, site establishment and site supervision. Contractor's preliminaries, overheads and profit @ 17% item @ 126,100ÌýÌýÌý
Allowance for design reserve @ 3% item @ 22,300ÌýÌýÌý
ÌýÌýÌýÌý
Total construction cost: external works only 890,000147.11100
(Square metre rate based on GIFA)
Location factors
Outer London1.03
South-east1.00
South-west0.97
East Midlands0.93
West Midlands0.93
East Anglia0.97
Yorkshire and Humberside0.95
North-west0.94
Northern0.94
Scotland0.92
Wales0.91
Northern Ireland0.75