Cost model update, 2007 | Features | Building

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Regional variation factors
Inner London	1.09
Outer London	1.07
South-east	1
South-west	0.98
East Midlands	0.94
West Midlands	0.95
East Anglia	0.98
Yorkshire and Humberside	0.98
North-west England	0.93
North England	0.99
Scotland	0.98
Wales	0.91
Northern Ireland	0.76

Construction costs: Car parks
	Unit size m2/car	Unit cost £/space
Surface	20–23	1,750–2,750
Surface landscaped	20–25	1,600–2,800
Multistorey flat slab	24–32	8,800–16,000
Basement with mechanical ventilation	28–34	24,500–28,000

Construction costs: Distribution centres
Building size	Cost £/m² (gifa)
100,000ft2	350–700
100–200,000ft2	300–450
200–400,000ft2	250–300
400–600,000ft2	260–300
600,000 ft2+	275–300
Note: external works and services included. Costs based on average UK location, where client has access to a national supply chain. Location factors do not apply

Construction costs: Business parks
	Unit size £/m2 (gifa)
Including fit-out to category A	Under 2,000m2	Over 2,000m2
Functional non A/C	800–1,000	750–950
Medium quality non A/C	950–1,150	900–1,100
Medium quality A/C	1,050–1,250	1,000–1,200
Good quality	1,050–1,250	1,000–1,200
High quality A/C	1,200–1,450	1,150–1,400
Note: costs include category A fit-out only

Construction costs: West End and City offices
	Unit cost £/m2 (gifa)
City and West End high-quality, speculative, 8-20 storeys, A/C	1,750–2,200
City fringe deep-plan, speculative office tower, A/C	1,900–2,300
City and West End iconic, speculative office tower, A/C	2,300–3,100
Note: costs are for developments completed to shell and core only, based on City of London location

Construction costs: Office refurbishment
	Unit cost £/m2 (gifa)
Minor refurbishment	270–750
Medium refurbishment	750–1,300
Major refurbishment	1,300–1,900+
Note: cost of major refurbishment includes developer’s finish.

Construction costs: Office fit-out
	City/West End £/m2 (nifa)	Out of town £/m2 (nifa)
Developers fit-out to general office areas	400–500	300–400
General office: open plan	600–800	300–450
General office: part cellular	800–1,000	400–600
Senior executives	900–1,200	700–1,000
Conference suites	1,500–2,000	1,200–1,700
Sub-equipment room	2,000–2,500	1,500–2,000
Restaurant	1,750–2,250	1,500–2,200
Kitchen	2,500–3,000	2,250–2,900
Note: indicative costs for fit-out of office space from shell-and-core condition. Costs for City/West End are based on central London location. Costs for out of town are based on a South-east location. Main contractor preliminaries included at 6-8%, based on a lump sum contract. Specific exclusions: furniture, IT wiring and equipment, security, audiovisual equipment, relocation costs. General exclusions also apply

Construction costs: Grandstands and stadiums
	£/seat
Basic stand: WCs and concession areas only	700–1,000
Regional stadium: WCs, concession areas and limited hospitality	1,200–1,800
Regional feature stadium: changing rooms, offices, retail / hospitality areas and conference facility	1,600–3,200
National/iconic: full facilities including retail, hospitality and conference; allowances at upper end include retractable roof and pitch	3,000–5,000
Indoor arena with permanent ice-pad and demountable running track, with 50% retractable seating. (Unit cost based on higher seating capacity achieved in ice-rink configuration.)	5,000–6,500
Note: estimating the construction costs of stadiums and grandstands should be based on a clear understanding of the cost drivers of a specific scheme. There are many developments variables that may not directly be affected by the number of seats. These include tier arrangement, roof structure, sight lines, building footprint and provision of additional space for hospitality/community use, etc. Estimates prepared on a cost-per-seat basis. Without taking into account these variables, numbers could be inaccurate.

Construction costs: Leisure centres
	Indicative Areas £/m² (gifa)
Dry leisure centre	1,000–1,500
Wet and dry centre	4,500–9,000
Swimming pool, 25m	1,800–2,500
Swimming pool, 50m	n/a
Out of town health and fitness club (shell and fit-out, including pool)	3,200–4,200

Construction costs: Theatres
	Unit cost £/m2 (gifa)
Large theatre (500+ seating)	3,500–4,500
Small theatre (Less than 500 seats)	2,500–3,500
Note: costs include theatre equipment

Construction costs: Museums and art galleries
	Unit cost £/m² (gifa)
International standard gallery/museum	2,500–3,500+
Regional-standard gallery/museum	2,000–3,000
Local standard gallery/museum	1,500–2,200
Exhibition/gallery fit-out (all types gallery/museum)	300–2,500+
Note: owing to the iconic nature of galleries and museums, there is no upper limit to the budget for an international standard. Costs at the upper end of exhibition fit-out are largely determined by the cost of the interactive technologies installed.

Construction costs: Supermarkets
	Unit cost £/m² (gifa)
Shell	300–600
Supermarket fit-out	800–1,100
Note: costs include back-of-house areas. The fit-out costs include all display and refrigeration units, check outs and IT systems

Construction costs: Shopping centre
	Unit cost £/m2 (functional area)
New-build shopping centre
Mall: comfort cooled	2,750–4,250
Retail shell: anchor tenant, capped off services	700–1,000
Retail shell: small/medium unit, capped off services	650–900
Public WCs	2,150–2,500
Centre management	1,700–2,400
Landlords back of house and Service corridors	1,400–1,800
Basement service yard	1,400–1,800
New-build factory-outlet centre
Retail units: enclosed mall	2,300–3,000
Retail units: open mall	500–800

Construction costs: Hotels
	Average gross floor area/room	Unit cost
	m2 (gifa)	£/m² (gifa)	£ ‘000s/bedroom
Luxury, city-centre: multistorey, conference, wet leisure facility	70–120	2,100–2,900	100–280
Business town centre: 4-6 storeys, conference and leisure facilities	60–90	1,600–2,300	100–180
Mid range provincial: 2-3 storeys, conference and fitness facilities	50–65	1,400–1,900	70–110
City-centre aparthotel: 4-7 storey apartments with self-catering facilities	50–75	1,300–1,800	60–120
Budget city-centre new build: 4-6 storeys, dining and bar facilities	30–45	1,200–1,500	40–65
Budget city-centre office conversion: 4-6 storeys, excluding dining facilities	30–50	850–1,300	25–50
Budget roadside: 2-3 storeys, excluding dining facilities	30–35	1,000–1,300	30–45
Note: costs inclusive of furniture, fittings and equipment

Construction costs: Schools
	Unit Cost £/m2 (gifa)
Primary schools	1,400–2,000
Secondary schools	1,400–1,900
Note: costs include a typical allowance for abnormals, but exclude fixed and loose furniture, fittings and equipment and IT systems

Construction costs: Hospitals
	Unit Cost £/m2 (gifa)
Diagnostic and treatment centres	2,400–2,850
Acute services hospitals	2,100–3,000
Radiotherapy and oncology units	2,200–3,100
Community hospitals	1,900–2,400

Construction costs: Social housing
	Unit size m2	Unit cost £/m² (gifa)
Terraced: 2 bedroom	75	650–850
Semi-detached: 3 bedroom	85	750–860
Low-rise apartments: 2 bedroom	62	850–1,000
Medium-rise apartments: 2 bedroom	62	950–1,150

Construction costs: Private housing
	Unit Cost £/m² (gifa)
Affordable apartments in mixed-tenure development, inner London:
Framed construction, basic cladding and curtain wall to complement development, single-core layout, basic finish, individual LTHW, central heating	1,400–1,550
Mid-market apartments in residential tower, outer London
Framed construction, unitised curtain walling, single-core layout, medium quality finish, centralised LTHW, central heating	1,800–2,100
High quality multi-storey apartments, inner London
Framed construction, cladding and curtain walling, multiple-core layout, high quality interior with good quality floor finishes, partial comfort cooling, centralised LTHW central heating	1,800–2,000
High quality apartments in residential tower, inner London
Framed construction, unitised curtain walling with high proportion of glazing, single-core layout with enhanced lift provision, high quality finishes, centralised LTHW, central heating and comfort cooling	2,100–2,500
Prestige quality multistorey apartments, inner London
Framed construction, high quality stone and glass curtain walling, multiple-core layout, top specification finishes, comfort cooling throughout, and LTHW, central heating.(Large specification dependent range).	2,400–3,000
Interior fit out of apartment buildings only, inner London
Social housing/shared ownership	650–800
Interior fit out of apartment buildings only, inner London
Private apartments – good quality	900–1,300
Note: LTHW is low temperature hot water

On-site costs: Mixed-use master planning
	Public realm area
	£/m2	£/acre
Site preparation / earth works	3–5	30,000–50,000
Roads and public routes	20–30	150,000–200,000
Public realm and landscaping	30–50	300,000–450,000
Drainage	10–15	70,000–100,000
Utilities	15–30	100,000–300,000
Water / art features	2–4	20,000–40,000
Site specifics, off-site and s106 commitments	50–100	300,000–600,000
Typical average	180	1,360,000
Notes: costs of remediation works are excluded