Select Interiors

What does an office fit out cost?

What does an office fit out cost?



While there is no definitive answer as to the costs of an office fit out, there certainly are a range of aspects to be considered.

This can often be too general or inaccurate to assist in decision making – after all, your project will be unique, defined & based on factors such as size, location and active requirements. Factors that can affect fit out costs are:

Office fit out costs in Manchester

Is the building already fitted to Cat A fit out standard?

These works include the completion of the base building works to the shell and core. Works also usually include a level of fitting out between the shell and core to the point at which internal components must be designed to a specification for the end user, (known as Category ‘B’).

Category A Fitting out elements will usually include: Suspended ceilings, raised floors, basic mechanical and electrical services – lighting, heating, ventilation, cooling and associated control systems. All wall and floor finishes to cores, fully fitted out WCs; sprinklers, fire alarms, safety signage and distributed power small power to each floor.

If your prospective new space is fitted to Cat A your fit-out costs will be drastically reduced, in today’s current market landlords usually complete these works as standard for Cat A fit out by you the client’s interior fit out specialist.

If your new space is fitted to the above standard your fit-out costs will be substantially reduced.

Cat A Fit Out Costs

See above Cat A fit out costs for a recent project value £60,000.00 which illustrates cost breakdown of elements which illustrate Lighting Power Mechanical & Plumbing at approx. 30% of costs, computer access flooring 25%, Metal Wall linings 20%, suspended ceilings 18%, Decoration 8%.

If you require a Cat B Fit Out

Category B Fitting out elements will usually include suspended ceiling upgrades and modifications, internal partitioning, floor finishes (other than office carpet). Completion of mechanical and electrical services to tenant’s specification. Specific items of systems plant and equipment – ventilation and lighting to suit tenant’s requirements. Alterations to raised access floors, installation of containment, small power and data cabling. Reconfiguration of Cat A fire strategy and emergency lighting if subdividing space by the addition of partitions, offices and boardroom areas to conform to Building Regulations. Decoration and branding, furniture, storage, fixtures and office equipment.

This is the usual type of fit out so the elements breakdown usually to quality of finishes, power/data / AV (usually Cat A fit outs have little I the way of power/data and require you the tenant to fit out to Cat B to suit your requirements), partitions/subdivision of space for meeting/boardroom & breakout etc. and finally furniture, fixtures and fittings.

Cat B Fit Out Costs

The above Pie Chart illustrates the breakdown percentage of the total budget for the Cat B fit out as photograph above the chart value circa £168,000.00 see link for images.

What AV and ICT systems do you require?

Once the integration of technology into the workplace was a nice to have to add on to the design however in today’s market to attract the best staff it’s imperative to incorporate these systems into the fit out. Your ICT and AV systems will determine, among many factors, chiefly your ability to be flexible, productive and collaborative to attract and retain the best staff.

When do you want the changes made?

Your timeline will shape your costs. Usually the shorter the timeline, the more out of hours and weekend work you’ll require. A typical fit out for a 1,000 sq. m project is 10-12 weeks, but this can be shortened or extended to meet your programme.

If you’re delivering a project using traditional construction methods, a large office refurbishment usually demands interior design experts, builders, workspace planners and office furniture suppliers. If you’re undertaking structural changes, you might need a surveyor, structural engineer and an interiors architect too. Then you need a project manager to lead the transformation and ensure that all parties are working in perfect harmony.

Design and build (D&B) offer clients a turnkey solution with design, specification, consultancy, project management and construction services all under one roof. Industry research shows that as much as 85% of interior fit out projects with a value of less than £1,000,000 are procured via this model.

Open Plan Model or Separate Offices & Meeting Spaces?

Whether you are creating a meeting room or an entire sales floor, you’ll want to make the most of the space available. Cost of DB rated Aluminium glazing systems is the costliest, then 10mm single glazed toughened glass systems with plasterboard being the most economical solution. The options are as with most things in life endless, aesthetics, acoustic requirements & budget will usually dictate the final decision

What furniture do you need?

Whether you are creating a meeting room or an entire sales floor, you’ll want to make the most of the space available. The correct furniture specification will ensure staff can work safely, comfortably and apply the necessary tools to perform at the best of their abilities.

In recent years, we’ve seen historically overlooked furniture aspects becoming commonplace in workplaces, such as sit/stand desking, task lighting and acoustic panelling. We believe this demonstrates a trend towards companies paying more attention to the health and wellbeing of their staff.

What size office space do you need?

This question usually elicits the answer “as much as I have now” and while for some this might be accurate; it’s often a more complex issue – based on your aspirations, current space, the market & your five-year business plan.

Associated SQFT values, this will be one of the most expensive questions you’ll be asking. Thus, a workplace appraisal can prove useful in asking questions you may not have considered.

At Select Interiors, we offer a ‘1 stop shop’ turnkey solution to enable you to run your business whilst we take care of the design, space planning, professional fees, fit out and furniture. See the link… which illustrates our services. At Select Interiors, we think we have a success formula as follows to make your life easier and the process less stressful.

  • We produce clear, descriptive and ‘open book’ XL cost plans avoiding LUMP sums and minimal provisional sums.
  • We submit weekly progress reports with images which clearly illustrate progress.
  • Variation and / or additional works requests are submitted for approval with the weekly report with a detailed and clear breakdown of costs, labour to the half-hour and materials and any preliminaries, we use no LUMP Sums.
  • We submit, liaise with and manage submissions to Building & Listed Building Control through to completion including any sub-consultants.
  • We can offer a full finance package which can help with tax planning and cash flow.
  • We offer a full project management service to take you from Concept to Completion.

Latest news….

Select Interiors Manchester Shop & Office Fitters have been invited to tender for the roll-out of UK Skin & Laser Clinics. Scope of works includes demolition, partitioning, mechanical, electrical, bespoke joinery, graphics, signage, flooring & management.

Ezra & Gil_Coffee Shop

Select Interiors Manchester Shop & Office Fitters have been invited to tender for the roll out Ezra & Gil, one of the Northern Quarter’s busiest coffee shops, is preparing to open a second site in Manchester city centre.

The popular brunch spot has snapped up for the former Subway site on Peter Street, close to Manchester Central Library and on the same stretch as Albert’s Schloss, Rudy’s and the Peaky Blinders bar.

The new cafe will have around 65 covers, making it slightly smaller than the 95-cover original site on Hilton Street, which opened in 2015 and has been busy ever since.

Scope of works include demolition, partitioning, mechanical, electrical, bespoke joinery & metal fabrication, graphics, signage, flooring & management.

Lake District Estates

Select Interiors Manchester Shop & Office Fitters have won a contract to re-design works for Lake District Estates Company Ltd in the beautiful Lake District National Park. A full reconfiguration & fit out of a shop / café / retail space on lake Windemere, also the re-development & interior design of their award-winning heritage railways between Raven glass & Dalgarth. Scope of works includes full interior design package.

Lake District Estates_Select Interiors_Space Planning

See above design space planning and scheme proposals for The Lake District Estates a family-owned estates, land and property company by Select Interiors Ltd.

Lake District Estates_Moodboard_Select Interiors

Digital mood board, finishes for Lake District Estates by Select Interiors Ltd

Mosaic Studios

Select Interiors have completed some interior space planning & design for award winning agency Mosaic Studios in York, the brief was to create a dynamic flexible workspace circa 6000sqft for 55 workstations, utilising 10 existing. Scheme to be split with works areas, MDs & executive offices, high table combination breakout, collaborative and open plan spaces with RH side combining informal meeting spaces, Coffee Shop Canteen, games area, collaborative & brainstorming/presentation space, see below some clips from our digital mood board & drawings.

Mosaic studios, Moodboard

Digital mood board by the Select team for Mosaic Studios

Mosaic studios, Plan layout scheme, Revit

Plan layout in Revit for 50% of the scheme for Mosaic Studios in York

Lake District National Park

Lake District National Park, Fit out, Cafe

Select Interiors Manchester Shop & Office Fitters have recently completed works for The Lake District National Park. A full reconfiguration & fit out of a café in Brockholes an outstanding example of Arts & Crafts architecture on Lake Windemere. Scope of works included bespoke hand-painted joinery, general carpentry, mechanical, electrical, ceramic tiling, Copper cladding, decoration & management.

Jordan Fishwick

Jordan Fishwick, design & fit out

Select Interiors Manchester Shop & Office Fitters have recently completed works for premium Estate Agents Jordan Fishwick on Deansgate in Manchester. The 4-week project was to design & fit out their new retail space & offices. Scope of works included bespoke joinery, general carpentry, mechanical, electrical, data, flooring, glazed balustrades, decoration, graphic design, furniture, illuminated LED displays, fixtures/fittings & management. We have been invited to design and tender for their new offices in Prestbury.

V Properties

V Properties, fittings & management

Select Interiors Manchester Shop & Office Fitters have recently completed works for the dynamic Vincent Cheng, Managing Director of expanding property letting agents V Properties on Manchester’s Deansgate. Scope of works included bespoke joinery, general carpentry, mechanical, air conditioning, electrical, data, flooring, glazed offices and sprayed glass cladding, decoration, graphic design, furniture, illuminated LED displays, fixtures/fittings & management.

See above Completion of V Properties with illustrations from the 3D Model

We at Select Interiors Manchester know It makes sense to create environments that not only make the most efficient use of space but that incorporate a sense of fun and unique bespoke elements to every scheme.

Talk to the experts about how an engaging fit out can improve productivity and wellbeing to help attract & retain motivated staff call the Select Interiors design team on 0161 445 4040

Please find the following a selection of our work within our Pixieset link

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0161 445 4040

Studio 31a, Tib Street, Manchester, M4 1LX