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Indicative all-in estimating rates *
Gifa of less than 2000 m2
Cost/m2 gifa		 Gifa of more than 1900 m2
Cost/m2 gifa
Functional – non air-conditioned 600-700 550-650
Medium quality – non-air-conditioned 650-800 600-750
High quality – air-conditioned – 750-1 100
High quality – mixed-mode ventilation – 1 000-1 500
* Business-park office buildings finished to Category A standard.
Building element all-in cost planning rates
Unit Rate £/m2
Substructure    
Reinforced concrete column bases and ground slab on
hardcore base		 Ground-floor plan area (m2) 55-65
Frame and upper floors    
Composite construction. Structural steel columns and beams on a 9 × 9 m grid, fire protection, lightweight concrete suspended slab on profiled steel decking Upper-floor plan area (m2) 70-80
Frame and upper floors    
Insitu concrete flat slab and columns on 6 × 6 m grid Upper floor plan area (m2) 70-85
Roof    
Asphalt and insulation, including allowance for upstands and accessories (roof structure excluded) Roof plan area (m2) 45-50
External walls and windows    
Brick/block walling with insulated cavity. Aluminium framed double-glazed units External wall and window area (m2) 250-300
External walls and windows    
Curtain walling, sealed double-glazing units, precast concrete cladding panels External wall and window area (m2) 400
Space heating and air treatment    
Heat source, chillers and air handling plant, distribution to plant rooms and risers Gross internal floor area (m2) 50-80
Electrical works    
Mains and sub-mains. Lighting and small power to landlord’s areas. Power supply to main plant Gross internal floor area (m2) 25-35
External works    
Clay block paviors, sand bedding and MOT, to access roads, including lighting and drainage Access road area (m2) 45-50
Indicative rates for furniture,
fittings and equipment*
£/m2 gifa
Budget 125-150
Mid range 250-275
Luxury 300-400+
*Cost includes preliminaries.
Indicative all-in estimating rates*
Average gifa
per room (m2)		 Cost
(£/m2 gifa)		 Cost
(£000/bed)
Luxury city-centre hotel – multistorey conference and wet leisure facilities 70-130 1 400-1 700 120-180
Business town centre/provincial hotel – 4-6 storeys, conference and wet leisure facilities 70-100 1 000-1 200 85-120
Mid-range provincial hotel – 2-3 storeys, conference and leisure facilities 50-60 1 000-1 250 50-75
2-3 storeys, bedroom extension 33-40 750-1 100 25-40
City centre aparthotel – 4-7 storeys, apartments with self-catering facilities 50-60 800-1 050 40-65
Budget city-centre hotel (new build) – 4-6 storeys, dining and bar facilities 35-45 850-950 30-43
Budget city-centre hotel (office conversion) – 4-6 storeys, excluding dining facilities 32-38 650-1 050 20-40
Budget roadside hotel – 2-3 storey lodge, excluding dining facilities 28-35 800-900 24-30
*The rates include fittings, furniture and equipment.
Hotel accommodation costs*
(for mid-range new-build hotel development)
Functional area £/m2
Bedroom areas 550-780
Front of house and reception 720-950
Restaurant areas 800-1 200
Bar areas 700-1 100
Function rooms/conference facilities 600-1 100
Dry leisure 550-650
Wet leisure 1 150-1 500
* Costs include preliminaries but exclude furniture,
fittings and equipment.
Indicative all-in estimating rates – urban offices*
  Low-rise Cost
£/m2 gifa		 Medium-rise Cost
£/m2 gifa		 High-rise Cost
£/m2 gifa
High-quality speculative offices – air-conditioned 850-1 050 900-1 250 n/a
– mixed-mode ventilation 1 050-1 500 1 150-1 600 n/a
High-quality speculative offices in the City of London
(fitted out to category A) – air-conditioned		 n/a 1 350-1 600 1 400-1 800
High-quality offices in the City of London for owner occupation
(fitted out to category B) – air-conditioned		 1 150-1 300 1 700-2 400 2 000-2 600
* Rates include developer’s finish. Prices at South-east levels, except for City of London offices.
Building element all-in cost planning rates*
Unit Rate £/m2
Substructure    
Piled foundations, single level basement, including
excavation and retaining walls with drainage cavity		 Basement plan area (m2) 1 250
Structural steelwork    
Standard sections Tonne 950
Structural steelwork    
Lattice beams/cellular beams for clear-span construction. Tonne 1 175
Frame and upper floors    
Composite construction. Structural steel columns and plate girders on 9 × 14 m grid, fire protection, lightweight concrete on profiled steel decking Upper-floor plan area (m2) 180
External walls    
Natural stone cladding on precast concrete cladding panels complete with aluminium-framed double-glazed punch-hole windows External wall area (m2) 760
External walls    
Silicon bonded glazed curtain walling. Double glazed with toughened outer and laminated inner layers External wall area (m2) 600
Mechanical services    
Shell and core installation including boilers, chillers, air-handling plant, distribution in risers and controls, toilet and general ventilation gifa (m2) 100
Mechanical services    
Four-pipe fan-coil air-conditioning comprising fan-coil units, chilled water, low-temperature hot water and air distribution on office floors and controls. (Average 1 FCU per 27 m2 NLA at perimeter
and 1 FCU per 50 m2 NLA in internal zones.)		 nifa (m2) 120
Electrical services    
Shell-and-core installation including mains and submains installation, distribution in risers, lighting and small power to landlord’s areas, power to main plant standby generation gifa (m2) 50
Electrical services    
Fit-out to office areas including luminaires, lighting control, small power to fan-coil units and floor outlet boxes nifa (m2) 65
Lift installation    
16-person traction lift, 10 stops, 2.5 m/sec Item 110 000
* Rates at central London price levels are related to City/West End office construction.
Indicative all-in estimating rates – supermarkets*
Cost £/m2 gifa
Shell 250 - 600
Supermarket fit-out 900-1 200
Hypermarket fit-out 400-800
* Rates include store fit-out.
Building element all-in cost planning rates
Unit Rate £/m2
Substructure    
Pad and ground beam foundations, reinforced insitu concrete ground slab, incorporating service ducts Ground floor plan area (m2) 85-105
Frame    
Steel frame with lattice steel roof trusses, Z purlins gifa (m2) 75-100
Roof    
Single-layer PVC roofing, insulation, on steel decking Roof plan area (m2) 50-60
External walls    
Cavity walling with facing brickwork External wall area (m2) 55-70
Floor finishes    
Terrazzo tiles Floor area (m2) 50
Furniture and fittings    
Fitting out to sales, staff and storage areas. Signage, shelving, racking and checkouts (excluding refrigerated cabinets) gifa(m2) 75-100
Furniture and fittings    
Checkout desks, including scanner, scales and belts (excluding cash tills) Item 5 000-8 000
Services equipment    
Refrigeration installation, complete, including cabinets and cold rooms gifa (m2) 150-230
Space heating and air treatment    
Air-conditioning installation including heat source, chillers and
air-handling units, distribution and insulation, controls		 gifa (m2) 110-130
Electrical installations    
Mains and sub-mains, power to main plant, small power, lighting and display lighting, fire alarm, lightning protection and security installation gifa (m2) 110-125
Petrol filling station    
with forecourt Item 400 000
with forecourt and carwash Item 600 000
Housing
Social housing Unit size m2 Unit cost £/m2 gifa
Terraced; two bed 65 430-480
Semi-detached; three bed 90 440-500
Low-rise flats; two bed 62 540-700
Medium-rise flats; two bed 62 590-800
   
High-quality apartments (Inner London price levels) Unit cost £/m2 gifa Unit cost saleable area
Three- to four-storey villa    
Load bearing construction limited finishes LTH 800-950 950-1 100
High-quality multistorey apartments.    
Framed cladding and curtain walling 1 300-1 500 1 550-1 800
   
Student residences Unit size m2/student Unit cost £/m2 gifa
Large budget scheme with ensuite accommodation 18-20 650-850
Smaller schemes (40-100 units) with mid-range specifications, some with ensuite bathroom and kitchen facilities 19-24 850-1 100
Smaller high-quality courtyard schemes, college style, in restricted city-centre sites 24-28 1 100-1 600
   
Accommodation for the elderly Unit cost £/m2 gifa Unit cost £/bed space
Residential homes 500-800 16 000-34 000
Nursing homes 700-950 23 000-66 000
Car parking    
  Unit size m2/car Unit cost £/m2 gifa
Surface 20-22 35-50
Surface landscaped 20-24 60-85
Grade and upper level 23-30 120-180
Multistorey flat slab 23-30 220-280
Semi-basement naturally ventilated 25-30 290-340
Football stadia    
    Unit cost £/m2 gifa
Basic stand   350-700
Medium quality including basic facilities   600-1 100
High quality including extensive facilities   1 100-1 300
National stadium including extensive facilities   2 000-3 000
Distribution centres    
  Unit size ( gifa) 2 000-10 000 m2
Unit cost £/m2 gifa		 Unit size ( gifa) 10 000 m2
Unit cost £/m2 gifa
Low bay; speculative 220-310 200-260
Low bay; owner occupied 330-570 295-535
Low bay; owner occupied and chilled 475-950 –
High bay; owner occupied 535-775 –
Secondary school and further education college buildings    
  Usable space (m2)/gifa Unit cost £/m2 gifa
Classrooms 0.71 640-800
Laboratories 0.82 660-1 000
Craft design and technology 0.79 650-1 000
Music 0.77 980-1 150
Theatres and performing arts buildings    
    Unit cost, £/m2 gifa
Large theatre (more than 500 seats) new build   1 800-2 500 +
Refurbishment   1 000-2 000
Studio/workshop theatre new build   900-1 500
 
Industrial buildings
Complexity of services installation    
  Heating and lighting
for office areas		 Mechanical ventilation for office area,
services to production area
Size of unit (gifa) Cost £/m2 gifa Cost £/m2 gifa
500-1 000 m2 275-450 450-660
1 000-2 500 m2 220-400 350-600
greater than 2 500 m2 220-400 400-600
   
Learning resource centres and libraries    
    Unit cost £/m2 gifa
Learning resource centre – economical   800-1 000
– high quality   1 000-1 500
Collegiate library; including fittings   1 750-2 100
   
Office fit -out    
Indicative costs for fit-out of City/West End
office space from shell-and-core condition
(central London prices)		    
Specialist area   Unit cost £/m2 nifa
General office space – open plan   470-530
General office space – part cellular   630-850
Senior executive offices   1 150-1 450
Meeting areas   580-850
Conference suites   1 250-1 450
Back of house / storage   470-530
Restaurant   1 580-2 300
Kitchen   1 900-2 400
Indicative costs for fit-out of out-of-town office space from shell and core condition (Central London price levels)    
Specialist area   Unit cost £/m2 nifa
General office space – open plan   370-420
General office space – part cellular   470-580
Reception area   900-1 150
Back of house / storage   260-420
Costs are based on net internal areas. Furniture, IT wiring and equipment are excluded.    
   
Museums and art galleries    
    Unit cost £/m2 gifa
International standard art gallery   1 700-2 400
National-standard museum   1 900 +
National-standard art gallery   1 400-1 700
National-standard independent specialist museum (excluding fit-out)   1 300-1 600
Independent commercial art gallery   750-1 000
Refurbishment of historic building to create international standard gallery   up to 3 800
   
Leisure centres    
  Indicative area m2 gifa Unit cost £/m2 gifa
Dry leisure centre 1 000-1 500 600-850
Swimming pools 1 800-2 500 1 400-1 800
Wet and dry leisure centres 4 500-9 000 1 400-1 800
Leisure pools n/a 1 800-2 300
Out-of-town health and fitness club (shell and fit-out – including pool) 3 200-4 200 800-1 200
Town-centre health and fitness club    
(fit-out – excluding pool) 950-2 500 800-1 250
Leisure centre extension to hotels    
(shell and fit-out – including pool) 450-800 1 250-1 750
   
Shopping centres    
Development type   Unit cost £/m2 gifa
Shopping centre, new build    
Shopping centre mall; comfort cooled   2 200-3 500
Shopping centre food court   2 500-3 600
Factory outlet centre mall – enclosed   2 000-3 000
Factory outlet centre mall – open   350-600
Retail shells, capped-off services only   500-800
Shopping centre, refurbishment    
Shopping centre mall; limited scope   700-1 050
Shopping centre mall; comprehensive   1 000-1 500
Leisure shell   600-900
Multiplex cinema, shell only   600-850
 
Regional variations
All costs are, except where noted, based on
schemes in the South-east. Costs for other
areas should be adjusted.
Inner London 1.10
Outer London 1.04
South-west 0.95
East Midlands 0.93
West Midlands 0.93
East Anglia 0.94
Yorkshire and Humberside 0.93
North-west 0.98
North 0.92
Scotland 0.94
Wales 0.92
Northern Ireland 0.79