| Analysis of the model |
| | Element cost (£) | £/m2 gifa | % of total cost |
| Substructure | 6 597 700 | 97.74 | 6.76 |
| Foundations: bored piles 30 m deep and 1.5-2.4m diameter; 500 mm thick ground slab | | 4210 m2 @ | £370 |
| Extra for two-level basement construction: diaphragm walls; insitu concrete frame and floors; waterproofing; drainage | | 8400 m2 @ | £600 |
| Frame | 13 882 000 | 205.66 | 14.23 |
| Insitu concrete shear wall construction to cores, average 250 mm thick | | 21 800 m2 @ | £115 |
| Structural steel frame to upper floors and roof, allowance based on 90 kg/m2 | | 6000 t @ | £1,500 |
| Additional secondary steelwork for trimming openings and so on | | 300 t @ | £1,800 |
| Fire protection: mineral wool slab | | 87 750 m2 @ | £20 |
| Concrete casing to perimeter columns at ground floor only | | item @ | £80 000 |
| Upper floors | 3 461 000 | 51.27 | 3.55 |
| Composite floor construction: 150 mm thick reinforced insitu concrete suspended slab; galvanised steel decking; total design load 5 kN/m2 | | 61 400 m2 @ | £55 |
| Extra for 7.5 kN/m2 loading to 5% of floor area | | 3400 m2 @ | £10 |
| Allowance for knocked panels in upper floor construction | | item @ | £50 000 |
| Roof | 369 600 | 5.48 | 0.38 |
| Composite roof slab construction: 150 mm thick reinforced insitu concrete; galvanised steel decking; PVC membrane; insulation; ballast | | 1920 m2 @ | £100 |
| Extra for 7.5kN/m2 loading to plant areas: heavy-duty waterproofing membrane | | 1000 m2 @ | £20 |
| Allowance for perimeter safety rails | | 176 m @ | £100 |
| Allowance for plant bases and paved access routes to plant areas | | item @ | £20 000 |
| Allowance for roof-level plant enclosures: structural steel frame; profiled aluminium raised-seam roof cladding; insulation | | item @ | £120 000 |
| Stairs | 2 530 000 | 37.48 | 2.59 |
| Precast concrete escape stairs rising 35 floors overall: balustrades; handrails; finishes | | 300 flights @ | £8,000 |
| Precast concrete escape stairs rising two floors overall from basements: balustrades; handrails; finishes | | 16 flights @ | £5,000 |
| Allowance for ladders and catwalks in plant rooms | | item @ | £50 000 |
| External walls | 20 222 900 | 299.6 | 20.73 |
| Aluminium-framed full-height curtain wall: double-glazed units; solar control glazing; toughened outer pane; laminated inner; opaque glazed spandrel panels | | 22 700 m2 @ | £800 |
| Double-glazed Planar frameless glazing includnig secondary steel supports | | 1150 m2 @ | £600 |
| Cladding to roof-level plant rooms: structural steel framing; composite panels; blockwork backing wall; louvres | | 500 m2 @ | £300 |
| Louvres as external walling to plant room floors including louvre screen to open roof-level plant areas | | 1750 m2 @ | £400 |
| Cladding to soffits, silver anodised aluminium | | 270 m2 @ | £270 |
| Column casings, silver anodised aluminium | | 500 m2 @ | £300 |
| Allowance for entrance canopy | | item @ | £100 000 |
| Allowance for mock-ups, testing and so on | | item @ | £200 000 |
| External doors | 175 000 | 2.59 | 0.18 |
| Double-glazed aluminium frame exit and fire escape doors | | item @ | £50 000 |
| Motorised revolving doors: 2.5 m diameter; glass/stainless steel enclosure | | 2 @ | £35 000 |
| Access doors to roof plant areas | | item @ | £15 000 |
| Motorised security shutters to car park/loading bay entrance | | item @ | £40 000 |
| Internal walls and partitions | 3 006 800 | 44.55 | 3.08 |
| Metal stud walls to lift shafts and services risers, two-hour fire resistance | | 18 300 m2 @ | £90 |
| Metal stud partitions, one-hour fire resistance | | 10 550 m2 @ | £45 |
| Allowance for partitions to basement, plant and storage areas | | 2000 m2 @ | £40 |
| Blockwork backing walls to stone cladding in lobby areas | | 1000 m2 @ | £40 |
| WC cubicles, including doors and ironmongery | | 370 @ | £1,500 |
| Full-height laminate-faced duct access panels to WCs | | 1750 m2 @ | £120 |
| Internal doors | 2 070 000 | 30.67 | 2.12 |
| Single doors and frames to office areas: fire-rated hardwood veneered doorsets; vision panels; stainless steel ironmongery | | 400 @ | £1,700 |
| Double doors and frames to office areas: fire-rated hardwood veneered doorsets; vision panels; stainless steel ironmongery | | 260 @ | £2,000 |
| Double doors to riser cupboards:fire-rated full-heighted hardwood veneered doors; solid hardwood frame; ironmongery | | 420 @ | £1,500 |
| Doors and frames to plant room areas: steel doorsets; fire-rated where required; stainless stell ironmongery | | 420 @ | £1,000 |
| Allowance for fire-rated access panels | | item @ | £200 000 |
| Wall finishes | 73 400 | 58.72 | 3.79 |
| Stone cladding to entrance lobby walls | | 100 m2 @ | £300 |
| Plasterboard drylining to concrete shear walls in cores, emulsion paint finish | | 11 200 m2 @ | £40 |
| Self-coloured render finish to lift lobby walls on upper floors | | 5800m2 @ | £120 |
| Drylining to perimeter columns in office areas | | 7800 m2 @ | £45 |
| Glass-reinforced gypsum column casings to office areas | | 500 m2 @ | £300 |
| Emulsion paint to circulation areas, plant rooms and so on | | 9800 m2 @ | £5 |
| Ceramic tiling to toilets and cleaners' cupboards | | 2900 m2 @ | £65 |
| Floor finishes | 97 150 | 77.72 | 5.01 |
| Granite tile to lobby areas: lightweight concrete to make-up levels; screed; skirtings | | 750 m2 @ | £170 |
| Unvitrified ceramic tiles to WCs: lightweight concrete to make-up levels; screed; skirtings | | 2230 m2 @ | £90 |
| Carpet to lift lobbies and circulation areas: lightweight concrete to make-up levels; screed; skirtings | | 4110m2 @ | £80 |
| Floor finish to plant and ancillary areas: coloured epoxy resin; screed | | 3900 m2 | £25 |
| Floor finish to loading dock, parking and ramps | | 1900 m2 | £10 |
| Allowance for matwells | | item @ | £20 000 |
| Ceiling finishes | 459 200 | 6.8 | 0.47 |
| Glass-reinforced gypsum feature ceiling to entrance lobby | | 750 m2 | £200 |
| Concealed grid plasterboard suspended ceilingto lift lobbies and circulation areas and bulkheads | | 3400 m2 @ | £45 |
| Concealed grid metail tray suspended ceiling to WCs | | 2230 m2@ | £40 |
| Paint finish to sofitt of slabs to plant rooms, ancillary spaces and car parking | | 5800 m2 | £5 |
| Acoustic installation lining to car park soffit | | 1900 m2 | £20 |
| Furniture and fittings | 1 075 000 | 15.93 | 1.1 |
| Allowance for water feature to main entrance lobby | | item @ | £75 000 |
| Granite vanity tops | | 500 m2 | £750 |
| Allowance for fittings to WCs | | item @ | £400 000 |
| Reception desk | | item @ | £45 000 |
| Main entrance and statutory signage | | item @ | £100 000 |
| Car park bollards, column guards, entrance barrier | | item @ | £50 000 |
| Rubbish compactor | | item @ | £30 000 |
| Sanitary fittings | 324 000 | 4.8 | 0.33 |
| Allowance for sanitary fittings | | 1200 m2 @ | £270 |
| Water installations | 911 300 | 13.5 | 0.94 |
| Hot and cold water: boosted copper rising main; bulk storage; boosted cold water distribution; localised electric heating | | 67 500 m2 @ | £13.50 |
| Space heating and air treatment | 8 707 500 | 129 | 8.93 |
| Gas installation | | item @ | £40 000 |
| Low-temperature hot-water heating: perimeter heating installation to offices; emitters; pipework; insulation; gas-fired boilers | | 67 500 m2 @ | £45 |
| Air-conditioning installation: air-handling plant; refrigeration; chilled water distribution for four-pipe fan coil installation to offices; ductwork terminated at cores | | 67 500 m2 @ | £75 |
| Toilet extract installation | | 67 500 m2 @ | £4 |
| Smoke extract installation | | 67 500 m2 @ | £3 |
| Car park and loading dock extract ventilation | | 1900 m2 @ | £50 |
| Electrical installations | 2 545 000 | 37.7 | 2.61 |
| Mains and sub-mains installation | | item @ | £500 000 |
| Power supply to mechanical plant | | 67 500 m2 @ | £4 |
| Low-voltage distribution in risers to office areas | | 44 300 m2 @ | £10 |
| Lighting, emergency lighting and small power to landlord's areas | | 20 200 m2 @ | £45 |
| Lighting and emergency lighting to car park and loading bay | | 1900 m2 @ | £20 |
| Allowance for enhanced lighting to reception and lobbies | | item @ | £75 000 |
| Allowance for external lighting | | item @ | £150 000 |
| Allowance for beacon and aircraft safety lights | | item @ | £10 000 |
| Stanby power installation; life safety systems only | | item @ | £150 000 |
| Lift installations | 5 200 000 | 77.04 | 5.33 |
| 21-person, 1600 kg lift serving 18 floors, 3 m/sec | | 6 @ | £200 000 |
| 21-person, 1600 kg lift serving 35 floors, 6 m/sec | | 10 @ | £280 000 |
| 10-person, 800 kg firefighters' lift serving 35 floors | | 4 @ | £200 000 |
| Goods lift: 3000 kg serving 35 floors | | 2 @ | £200 000 |
| Protective installations | 1 474 500 | 21.84 | 1.51 |
| Sprinklers: single level to all areas; common bulk storage; split landlord/tenant pumpsets | | 67 500 m2 @ | £19 |
| Dry riser installation | | item @ | £50 000 |
| Hose reels including booster set | | 140 @ | £800 |
| Lighting protection | | item @ | £30 000 |
| Communication installations | 960 000 | 14.22 | 0.99 |
| Fire-detection, voice alarm and public address system: analogue addressable with interfaces to mechanical plant, lift controls, sprinkler installation and building management system | | 67 500 m2 @ | £9 |
| Primary vertical containment and distribution for data and communications systems | | 67 500 m2 @ | £3 |
| Security installation: closed-circuit television and intruder detection | | item @ | £150 000 |
| Special installations | 1 525 000 | 22.59 | 1.56 |
| Building management system with lighting control | | 67 500 m2 @ | £18 |
| Fully automated facade cleaning cradle | | item @ | £250 000 |
| Communications mast | | item @ | £60 000 |
| Builders work in connection | 1 086 000 | 16.09 | 1.11 |
| Associated builder's work: services ducts and risers; holes; sleeves; chases; bases; firestopping, and so on, allow 5% | | item @ | £1 086 000 |
| Preliminaries and contingencies | 17 592 200 | 260.63 | 18.03 |
| Construction manager's fee, site supervision, multi-service gangs, site establishment and trade contractor's preliminaries, allow 17% | | item @ | £13 594 000 |
| Design and contingency allowance, allow 5% | | item @ | £3 998 200 |
| Total for shell-and-core construction | 97 557 000 | 1445.29 | 100 |
| | Element cost (£) | £/m2 gifa | % of total cost |
| Category A fit-out | | | |
| Wall finishes | 243 600 | 3.61 | n/a |
| Vinyl wallpaper to drylining in office areas | | 20 300 m2 @ | £12 |
| Floor finishes | 2 879 500 | 42.66 | n/a |
| Medium-grade access floor, dust sealant | | 44 300 m2 @ | £35 |
| Carpet tiles | | 44 300 m2 @ | £30 |
| Ceiling finishes | 2 436 500 | 36.1 | n/a |
| Concealed grid metal tray suspended ceiling to office areas: acoustic quilt; fire breaks | | 44 300 m2 @ | £55 |
| Fittings | 264 000 | 3.91 | n/a |
| Manually operated blinds to office areas | | 8800 m2 @ | £30 |
| Space heating and air treatment | 4 651 50 | 68.91 | n/a |
| Extension of four-pipe fan coil installation into office areas: distribution ductwork; fan coil units; grilles and diffusers; insulation; condensate drainage; interface with building management system | | 44 300 m2 @ | £105 |
| Electrical installations | 3 012 400 | 44.63 | n/a |
| Small power to office areas: under floor distribution with one outlet per 5 m2 | | 44 300 m2 @ | £25 |
| Lighting and emergency lighting to office areas | | 44 300 m2 @ | £43 |
| Communications installations | 354 400 | 5.25 | n/a |
| Final connections to fire, smoke-detection, alarm and public address systems in office areas | | 44 300 m2 @ | £8 |
| Protective installations | 708 800 | 10.5 | n/a |
| Single-leve sprinklers to office areas with one head per 9 m2 | | 44 300 m2 @ | £16 |
| Special installations | 310 100 | 4.59 | n/a |
| Extension of building management system into office areas | | 44 300 m2 @ | £7 |
| Builders' work in connection | 452 000 | 6.7 | n/a |
| Associated builder's work: holes; sleeves; chases; bases; firestopping and so on, allow 5% | | item @ | £452 000 |
| Preliminaries and contingencies | 3 369 200 | 49.91 | n/a |
| Contruction manager's fee, site supervision, multi-service gang, site establishment and trade contractor;s prelminaries, allow 17% | | item @ | £2 603 400 |
| Design reserve and contingency allowances, allow 5% | | item @ | £765 800 |
| Total for category A fit-out | 18 682 000 | 276.77 | n/a |
| TOTAL CONSTRUCTION COST | 116 239 000 | 1722.06 | n/a |
