Cost model: Hotels | Features

Cost breakdown
	Total cost	£/m2	%
	£	gifa
Substructure	712,500	84.82	5.30
Excavation, ground beams, filling to levels, lift pits, ground slab: 1,500m2 @ £310 Rotary bored piles: 1,500m2 @ £130 Underslab drainage: 1,500m2 @ £3
Frame and upper floors	1,523,000	181.31	11.32
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
Roof	482,500	57.44	3.59
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
Stairs	152,600	18.17	1.13
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
External walls, windows and doors	1,480,600	176.2611.01
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
Internal walls and partitions	273,500	32.56	2.03
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 @ £900
Internal doors	473,000	56.31	3.52
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 @ £700
Wall finishes	429,000	51.07	3.19
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
Floor finishes	443,300	52.77	3.30
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
Ceiling finishes	225,000	26.79	1.67
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
Sanitary fittings	25,000	2.98	0.19
Sanitaryware to guestrooms included in bathroom pod cost Sanitaryware and fittings to front and back of house only : item @ £25,000
Services equipment 500,000	59.52	3.72
Installation of kitchen and servery complete; including catering equipment: Item @ £500,000
Disposal installations	55,000	6.55	0.41
Waste, soil and vent pipework to guestrooms; stub connections to pods: 200 nr @ £225 Rainwater installation: item @ £10,000
Hot and cold water installations	210,000	25.00	1.56
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 @ £25
Space heating, air treatment & ventilation	992,000	118.10	7.38
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
Electrical installation	1,291,000	153.69	9.60
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
Gas installations	30,000	3.57	0.22
Gas installation: item @ £30,000
Lift installations	245,000	29.17	1.82
Public lifts: 2 nr @ £85,000 Service lift: 1 nr @ £50,000 Platform lift: 1 nr @ £25,000
Protective installations	34,800	4.14	0.26
Lightning protection: item @ £8,000 Dry riser: Item @ £10,000 Earthing and bonding: 8,400m2 @ £2 2
Communication installations	309,000	36.79	2.30
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
Specialist installations	1,126,000	134.05	8.37
Bathroom pods including protection, sealing duct, door handles and locks: 200 nr @ £5,000 BMS controls; installation and PC: 8,400m2 @ £15
Builder’s work in connection	35,000	4.17	0.26
Forming holes and chases etc: item @ £35,000
Preliminaries	2,402,200	285.98	17.86
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
Total construction cost	13,450,000	1,601.21	100
– building only (m2 based on gifa)
FF&E items	2,440,000	290.48
Front-of-house and back-of-house items: 8,400m2 @ £100 Guestroom fitout, casework, fixed and loose furniture, lighting fittings and appliances: 200 nr @ £8,000
Total cost	15,890,000	1,891.69

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 London	1.15
Outer London	1.03
South East	1.08
South West	1.02
East Midlands	0.98
West Midlands	1.00
East Anglia	1.03
Yorkshire & Humberside	1.03
North West	1.00
Northern	1.02
Scotland	1.02
Wales	0.97
Northern Ireland	0.79