Cost model update, February 2005 | Features | Building

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Regional variations
The costs are, unless otherwise noted in the text, appropriate for projects in the South-east and should be adjusted by the following location factors for schemes in other regions.
Inner London	1.09
Outer London	1.03
South-west	0.95
East Midlands	0.91
West Midlands	0.92
East Anglia	0.96
Yorkshire & Humberside	0.91
North-west	0.93
Northern	0.92
Scotland	0.89
Wales	0.91
Northern Ireland	0.75

Car parks - Current construction costs
	Unit size m²/car	Unit cost £/space
Surface	20-23	1,000-1,500
Surface landscaped	20-25	1,500-2,500
Grade and upper level	23-32	5,000-7,000
Multistorey flat slab	24-32	8,000-14,000
Basement with mechanical ventilation	28-34	22,000-26,000

Warehouses and distribution centres - Current construction costs (shell only)
	Up to 10,000m² £/m² (gifa)	10,000m² to 20,000m² £/m² (gifa)	over 20,000m² £/m² (gifa)
Low bay (6-9m)	300-460	–	–
Low bay (10-15m)	–	270-350	200-270
High bay (16-24m)	–	290-380	220-350
Fit-out – tenant’s mechanical handling and chilled store installation	–	–	425-790

Business park offices - Current construction costs (including developer’s finish)
	Less than 2,000m² £/m² (gifa)	More than 2,000m² £/m² (gifa)
Functional – non air-conditioned	700-900	650-850
Medium quality – non air-conditioned	800-1,000	750-950
Medium quality – air-conditioned	900-1,050	850-1,050
Good quality – naturally ventilated to meet BCO specification (exposed soffits, motorised windows and solar shading)	950-1,050	900-1,050
High quality – air-conditioned	950-1,250	900-1,300

West End and city-centre office buildings - Current construction costs (including developer’s finish)
	£/m2 (gifa)
Regional cities – high-quality speculative offices, air-conditioned	1,150-1,450
City and West End – high-quality speculative offices, 8-20 storeys; air-conditioned	1,400-1,900
City fringe – deep-plan speculative office towers, air-conditioned	1,700-2,000
City and West End – iconic speculative office towers, air-conditioned	1,900-2,400
Note: Cost of the City and West End speculative and owner-occupied offices are based on a Central London location. The regional city office costs are based on a South-east location

Office refurbishment - Current construction costs (including developer’s finish)
	£/m² (gifa)
Minor refurbishment	220-720
Medium refurbishment	700-1,100
Major refurbishment	1,100-1,600+
Note: Costs are based on a central London location

Office fit-out - Current construction costs
Indicative costs for fit-out of office space from shell-and-core condition
	City/West End offices £/m² (nia)	Out-of-town offices £/m² (nia)
Developer’s fit-out to general office areas	325-450	250-325
General office space - open plan	425-550	275-400
General office space - part cellular	525-800	350-550
Senior executive offices	600-900	550-900
Conference suites	1,100-1,500	1,000-1,500
Sub-equipment room	1,500-1,900	1,200-1,700
Restaurant	1,150-1,950	1,100-1,950
Kitchen	2,100-2,600	2,000-2,600
Note: Fit-out costs are taken from shell and core condition. Cost of City/West End office fit-outs are based on a central London location. The out-of-town office fit-out costs are based on a South-east location. All rates are based on net internal floor area.

Stadiums and grandstands - Current construction costs
	£/seat
Basic stand; WCs and concession areas only	500-900
Regional stand/stadium; WCs, concession areas and limited hospitality	1,000-1,700
Regional feature stand/stadium; changing facilities, offices, retail/hospitality areas and conference facilities	1,500-3,000
National/iconic stadium; full facilities including retail, hospitality and conferencing; allowances at the upper end of the scale include retractable roof and pitch	3,000-5,000
Indoor arena with permanent ice pad and demountable running track, with 50% retractable seating. (Unit costs based on higher seating capacity achieved in ice rink configuration.)	4,500-5,500
Note: Estimating the construction costs of stadiums, grandstands and arenas should be based on a clear understanding of the cost drivers of a specific scheme. There are many development variables that may not directly be affected by the number of seats. These include: tier arrangement, roof structure, sightlines, 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 could be inaccurate.

Leisure centres - Current construction costs
	Indicative area m2 (gifa)	Unit cost £/m2 (gifa)
Dry leisure centre	1,000-1,500	1,000-1,500
Wet and dry leisure centre	4,500-9,000	1,650-2,300
Pool; 25 m long	1,800-2,500	1,400-2,250
Pool; 50 m long, international competition standard	–	2,500-3,100
Out-of-town health and fitness club (shell and fit-out, including pool)	3,200-4,200	1,100-1,800

Museums and art galleries - Current construction costs
	£/m² (gifa)
International standard art gallery/museum	2,500-3,500
Regional-standard art gallery/museum	2,000-3,000
Local standard art gallery/museum	1,500-2,200
Note: Costs exclude specialist gallery fit-out

Theatres - Current construction costs (including developer’s finish)
	£/m² (gifa)
Large theatre (more than 500 seats)	3,000-4,000
Studio theatre (fewer than 500 seats)	2,200-3,000
Note: Costs include theatre equipment

Hotels - Current construction costs
	Average gross floor area per room m² gifa	Unit cost £/m² gifa	£000s/ bedroom
Luxury city-centre hotel multistorey, conference and wet leisure facilities	80-120	1,900-2,600	170-250
Business town-centre or provincial hotel four to six storeys, conference and wet leisure facilities	70-100	1,400-2,100	80-140
Mid-range provincial hotel two to three storeys, conference and leisure facilities	55-65	1,350-1,750	70-100
two to three storeys, bedroom extension	35-45	1,200-1,600	45-65
City-centre aparthotel four to seven-storey apartments, self-catering facilities	50-65	1,000-1,400	55-90
Budget city-centre hotel (new-build) four to six storeys, dining and bar facilities	35-50	1,100-1,300	40-65
Budget city-centre hotel (office conversion) four to six storeys, excluding dining facilities	32-38	800-1,250	25-50
Budget roadside hotel two to three-storey lodge, excluding dining facilities	28-35	900-1,250	30-45

Schools - Current construction costs
	Unit cost £/m² (gifa)
Primary schools	1,200-1,600
Secondary schools	1,400-1,800
Note: Costs are inclusive of a typical allowance for abnormals, but exclude allowances for fixed and loose FF&E and ICT systems

Hospitals - Current construction costs
	£/m² (gifa)
Diagnostic and treatment centres	1,850-2,300
Acute services hospitals	1,700-2,250
Radiotherapy and oncology units	1,650-2,500
Community hospitals	1,250-1,650

Social housing - Current construction costs
	Unit size m²	Unit cost £/m² (gifa)
Terrace, two-bedroom	75	540-750
Semi-detached, three-bedroom	90	650-800
Low-rise flats, two-bedroom	62	750-950
Medium-rise flats, two-bedroom	62	820-1,050

Private housing - Current construction costs (based on London location)
	£/m² (gifa)
Affordable apartments in mixed-tenure development – inner London
framed construction, basic cladding and curtain wall to complement the development, single-core layout, basic finishes, individual LPHW central heating	1,350-1,500
Mid-market apartments in residential towers – outer London
framed construction, unitised curtain walling, single-core layout, medium quality finishes, centralised LPHW central heating	1,700-2,050
High-quality multistorey apartments – inner London
framed construction, cladding and curtain walling, multiple-core layout, high-quality interior with good-quality floor finishes, partial comfort cooling, centralised LPHW central heating	1,700-1,950
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 LPHW central heating and comfort cooling	2,000-2,400
Prestige quality multistorey apartments – inner London
framed construction, high-quality stone and glass curtain walling, multiple-core layout, top-specification finishes, comfort cooling throughout, LPHW central heating	2,200-2,400
Interior fit-out of apartment buildings only – inner London
social housing/shared ownership	600-700
private apartments – good quality	800-1,000

Shopping centres - Current construction costs
	£/m² (gifa)
New-build shopping centre
mall, comfort-cooled	2,700–4,150
retail shells:
anchor tenants, capped off services	650–950
medium/small store units, capped-off services	600–850
public WCs	2,150-2,500
centre management	1,700-2,150
landlord’s back-of-house and service corridors	1,300-1,600
basement service yard	1,300-1,600
New-build factory outlet centre
retail units with enclosed mall	2,350-3,800
retail unit with open mall	430-800

Department stores - Current construction costs
	£/m² (gifa)
Department store fit-out	1,000–2,200
Note: Rate is inclusive of all costs, including equipment, shopfitting, IT, telecoms, vehicles, fees etc.

Supermarkets - Current construction costs (including developer’s finish)
	£/m² (gifa)
Shell	250-500
Supermarket fit-out	750-1,050
Hypermarket fit-out	650-850
Note: Costs are £/m² gross internal floor area, which includes back of house areas. The fit-out costs include all display and refrigeration units, check outs and IT systems.