The true cost of refurbishing an old office space ranges from £50 to £150+ per square foot in London depending on the condition and scope of works, and includes design fees, construction costs, furniture and equipment, technology infrastructure, professional fees, and a contingency of 10% to 20% for unexpected issues.
Many businesses underestimate refurbishment costs by focusing only on obvious items like painting and flooring whilst overlooking electrical upgrades, compliance work, and professional fees. Old buildings often hide problems that only emerge once work begins.
What Are the Main Cost Categories in Office Refurbishment?
The main office refurbishment cost categories are construction and building works (40% to 50% of budget), furniture and equipment (20% to 30%), mechanical and electrical services (15% to 25%), design and professional fees (10% to 15%), and project management (5% to 10%).
Construction works include stripping out old finishes, building partition walls, installing suspended ceilings, flooring, and decorating. Mechanical and electrical work covers heating, ventilation, air conditioning, lighting, power sockets, and data cabling. Old offices frequently have insufficient electrical capacity for modern equipment.
Furniture and equipment can easily cost £1,000 to £2,000 per person for quality items. Professional fees for architects, designers, and project managers typically add 15% to 25% to construction costs.
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How Much Does It Cost to Upgrade Office Building Services?
Upgrading office building services typically costs £30 to £70 per square foot for electrical, mechanical, and data infrastructure, with older buildings at the higher end because outdated systems require complete replacement rather than simple upgrades.
Electrical upgrades may require new distribution boards, additional circuits, LED lighting, and sufficient power outlets for modern equipment. Old offices often have one or two sockets per desk area, whilst modern workspaces need four to six outlets per position plus USB charging points.
Air conditioning and ventilation improvements cost £50 to £100+ per square foot if systems need replacing entirely. Data infrastructure requires structured cabling for computers, phones, and Wi-Fi access points. Budget £3,000 to £8,000+ for a proper network installation.
What Hidden Costs Should I Budget For When Refurbishing Old Office Space?
You should budget for asbestos removal, structural issues, building regulation compliance, planning permission costs, and business disruption when refurbishing old office space, which can add 20% to 40% to your initial estimate.
Asbestos surveys are essential before any work on pre-2000 buildings. If asbestos is present, removal by licensed contractors costs £30 to £100+ per square metre. Some projects face £20,000+ in asbestos costs alone.
Structural problems like damaged joists or water damage require specialist repairs before cosmetic work proceeds. Building control approval adds professional fees and may require design changes to meet current standards. Planning permission for external alterations takes time and money—factor in 8 to 16 weeks for approvals in busy London boroughs.
How Can I Reduce Office Refurbishment Costs?
You can reduce office refurbishment costs by working with the existing layout where possible, choosing mid-range rather than premium finishes, buying furniture from trade suppliers, and phasing works to spread costs. However, don’t compromise on essential services or compliance.
Retain existing partition walls and room layouts if they work reasonably well. Demolishing and rebuilding partitions costs £80 to £150+ per linear metre. Choose sensible finishes—vinyl flooring works as well as premium carpet and costs less to install and maintain.
Trade suppliers offer 30% to 50% discounts versus retail on furniture. Mix new key items with good condition used furniture for substantial savings. Phase your refurbishment over time if cashflow is tight, completing essential work first.
What Is the Average Cost Per Square Foot to Refurbish an Office in London?
The average cost per square foot to refurbish an office in London ranges from £50 for basic cosmetic improvements to £150+ for comprehensive refurbishment including full M&E upgrades. Central London locations typically cost 20% to 30% more than outer zones.
Basic refurbishment (£50 to £70 per sq ft) includes redecoration, new flooring, minor electrical work, and basic furniture. Mid-range refurbishment (£70 to £100 per sq ft) adds partition reconfiguration, upgraded lighting and HVAC, and quality furniture. High-end refurbishment (£100 to £150+ per sq ft) involves complete strip-out, full M&E replacement, and premium finishes.
Always add 15% to 20% contingency for old buildings where hidden issues commonly emerge.