Cost per square foot is the standard way the fit-out industry talks about price. It is useful shorthand, but only if you know what sits behind the number. This guide explains what the rates mean and how to turn them into a realistic budget for your office.
Why per-square-foot pricing is used
Quoting per square foot lets you compare projects and spaces of different sizes on a common basis, and it gives you a quick way to sense-check a budget before any detailed design exists. You multiply the rate by your usable floor area to get a ballpark total.
Indicative 2026 rates
- Basic: around £40–£65 per sq ft — simpler layouts and standard finishes.
- Mid-range: around £65–£120 per sq ft — the typical SME bracket with meeting rooms, a good kitchen and quality finishes.
- High specification: £150+ per sq ft — bespoke joinery, premium materials and advanced tech.
These are market guide ranges for London to help you plan, not a quote. Your figure depends on specification, the condition of the space and the mechanical and electrical work involved.
What the rate usually includes — and doesn’t
A per-square-foot rate normally covers the construction works: partitions, ceilings, flooring, decoration and services. Be careful to check whether it includes things that are easy to leave out, such as:
- Loose furniture (desks and chairs)
- IT and AV equipment and cabling
- Professional fees and project management
- VAT
- Contingency
Always confirm exactly what is in and out before comparing two rates — a low headline number with lots excluded is not the bargain it looks.
Turning a rate into a budget
- Establish your usable floor area in square feet.
- Pick a realistic rate band for your target specification.
- Multiply to get a construction estimate.
- Add furniture, IT, fees, VAT and a contingency of around 10%.
- Pressure-test the total against what you can actually invest, given your lease length.
A worked example
Take a 1,800 sq ft office at a mid-range £85 per sq ft. The construction works come to roughly £153,000. Add furniture, IT, fees and contingency and the all-in figure might be in the region of £190,000–£210,000. That is the number to plan around — not the construction figure alone.
Match the spec to the lease
On a short lease, spending at the top of the range rarely makes sense — you may also face a larger dilapidations bill to remove it all later. Aligning your specification with how long you will occupy the space is one of the smartest budgeting moves you can make.
Beem Interiors gives London SMEs clear, itemised quotes so you always know what your per-square-foot rate actually buys. Get in touch to talk numbers.
Related reading (internal links)
Link these within the body where the topic is mentioned, and list them here at the end of the post:
- How Much Does an Office Fit-Out Cost in London? (2026 Price Guide)
- How to Budget for a Small Office Fit-Out on £25,000 or Less
- Cat A vs Cat B Fit-Out Costs: Where Your Money Actually Goes
