If you are planning a new office, shop or restaurant, one of the first questions you will ask is how much the commercial fit out is going to cost. The honest answer is that it depends on the size of your space, the standard of finish you want and how complex the work is. Rather than give a one-size-fits-all figure, this guide explains what drives the cost of a fit-out, the costs that are easy to overlook and how to keep your project on budget. The best way to get an accurate commercial fit out cost per square foot for your space is to request a tailored quote.
What affects the cost of a commercial fit-out?
No two fit-outs are the same, and several factors have a big influence on the final price.
Size of the space. Larger spaces cost more overall, but the cost per square foot often falls as the size increases, because fixed costs such as design, project management and site set-up are spread across a bigger area.
Specification and finishes. The standard of finish makes a significant difference. Carpet tiles cost far less than polished concrete or natural stone, and a standard suspended ceiling costs less than an exposed, painted ceiling with feature lighting. Agreeing your specification early is one of the best ways to control your budget.
Mechanical and electrical (M&E) work. Heating, ventilation, air conditioning, lighting, power and data are often among the largest costs in any fit-out. If your space needs new air conditioning, extra power for kitchen equipment or upgraded fire alarms, expect this to make up a large share of the budget.
Joinery. Bespoke counters, shelving, display units, reception desks and kitchens all add character, but they also add cost. Working with a contractor that makes its own joinery in-house can help keep these costs under control and reduce lead times.
Programme. A tight deadline can increase costs, as more people may be needed on site at once, or work may need to happen out of hours. Allowing a realistic programme from the start usually gives better value.
Live trading. If your business needs to stay open while the work takes place, the project may need to be phased or carried out overnight. This protects your income but can add to the cost of the fit-out itself, so it is worth weighing up both sides.
Cat A vs Cat B fit-out in brief
If you are leasing office space, you will often hear the terms Cat A and Cat B.
A Cat A fit out is the basic finish a landlord usually provides. It typically includes raised floors, suspended ceilings, basic lighting, heating and air conditioning, toilets and fire safety systems. The space is clean and usable, but it is a blank canvas.
A Cat B fit-out turns that blank canvas into a working space for your business. It includes partitions, meeting rooms, kitchens, breakout areas, furniture, branding and any specialist fittings you need. Because it is tailored to you, a Cat B fit-out usually costs more than Cat A and accounts for the largest share of most office fit out costs.
Before you sign a lease, check exactly what the landlord's Cat A includes, as this will affect how much you need to budget for your own works.
Retail vs food and beverage vs office
Costs vary considerably between different types of commercial space.
Retail. Shop fit out cost is often driven by the shopfront, lighting, flooring and display fixtures. High street stores also need to look good from day one and meet brand standards, so the quality of finish matters. You can find out more about our retail fit-out work.
Food and beverage. Restaurants, cafés and coffee shops are usually the most expensive per square foot. Commercial kitchens need extraction, ventilation, extra drainage, gas supplies and hard-wearing, hygienic finishes, all of which add to the cost.
Office. Office fit-outs tend to fall somewhere in between. The main costs are usually partitions, M&E, data cabling and furniture. A simple open-plan layout costs less than a space with lots of meeting rooms and specialist areas.
Costs people forget to budget for
Many businesses focus on the build itself and overlook other costs that can quickly add up. These are worth including in your budget from the start:
- Professional fees, such as designers, surveyors and building control.
- Landlord approvals, including a licence for alterations and the landlord's own legal and surveyor fees.
- Planning and signage consent, especially for new shopfronts and external signs.
- Strip out and waste removal of any existing fittings.
- Furniture, IT and equipment, which are often not included in fit-out quotes.
- VAT, which is charged at the standard rate on most commercial fit-out work.
- Contingency, usually a percentage of the project value held back for unexpected issues.
- Dilapidations, the cost of returning the space to its original condition at the end of your lease.
How to keep a fit-out on budget
A well planned project is far more likely to finish on budget. Here are some practical tips.
Set a clear brief early. Decide what you need and what would simply be nice to have. Changes made once work has started are usually the most expensive.
Agree the specification before you start. Choosing finishes, fittings and equipment in advance avoids delays and surprise costs later.
Get a detailed, itemised quote. A clear breakdown makes it easy to see where your money is going and where savings could be made.
Work with one contractor. Using a single contractor for design, build and joinery reduces the risk of gaps between trades and gives you one point of contact.
Survey the space properly. A thorough survey at the start helps uncover issues such as poor wiring or damp before they become costly problems.
Allow a sensible contingency. Having funds set aside means unexpected issues will not derail the project.
FAQs
How much does a commercial fit-out cost per square foot?
There is no single figure, as the cost per square foot depends on the type of space, the specification, the amount of M&E work and the programme. A detailed survey and itemised quote will give you an accurate cost for your project.
How much does a shop fit-out cost?
Shop fit out cost depends on the size of the unit, the shopfront, lighting, flooring and the level of bespoke joinery required. We provide itemised, no-obligation quotes so you can see exactly where your budget is going.
What is the difference between Cat A and Cat B?
Cat A is the basic landlord finish, providing a clean, usable shell. Cat B is the tenant's fit-out, which adds the layout, fittings, furniture and branding needed to make the space work for the business.
How long does a commercial fit-out take?
Smaller projects can often be completed in a few weeks, while larger or more complex fit-outs may take several months. Your contractor should give you a clear programme alongside your quote.
Can a fit-out be done while my business keeps trading?
Yes. Many fit-outs are phased or carried out out of hours so businesses can keep trading. This may affect the overall cost and programme, so it is worth discussing early.
Get a fit-out quote
Every project is different, so the most reliable way to understand your costs is to speak to an experienced contractor. Our team delivers commercial fit-outs across Kent, the South East and beyond, and we will give you clear advice and an itemised, no-obligation quote.