Office Design and Build in London: How It Works

Design and build is the most common way to procure an office fit-out in London. Instead of appointing a designer and then tendering the works, you appoint one company that takes your brief through space planning, design, approvals and construction, and carries the risk of the design working. Below we explain how the process runs, how pricing works and when a traditional route may suit you better.

Office Refurbishment London works as a design and build company: we survey, design, cost, gain approvals and deliver the work, with one team responsible from brief to handover.

What is design and build for offices?

In a design and build project, you set the brief and budget, and one company takes responsibility for both the design and the construction. That company produces space plans, concept designs, detailed drawings and specifications, gets approvals, buys materials, manages the site and hands over a finished office. Because the same team designs and builds, the design is costed as it develops, so you know early whether it fits the budget.

Work out a budget for your own floor area, scope and location with our office fit-out cost calculator.

How does the design and build process work?

What are the advantages of design and build?

Single point of responsibility. If something in the design does not work on site, it is the same company's problem to solve, not a dispute between a designer and a builder.

Earlier cost certainty. The design is priced as it develops, so it is less likely to come back over budget at tender.

Speed. Design, approvals and ordering overlap, often saving weeks compared with the traditional route.

Buildable design. The people designing know the cost and lead time of what they draw.

Simpler management. One contract and one team to deal with, which helps businesses without in-house property staff.

What are the disadvantages?

Less independent oversight. The design team is not independent of the builder. Some clients appoint their own project manager or cost consultant to review the design and price.

Change costs. Once the price is fixed, changes to the brief are variations and cost extra.

Quality depends on the brief. If the brief is vague, specifications can be interpreted in different ways. A detailed brief and clear sign-offs reduce that risk.

How much does office design and build cost in London?

Excluding VAT. Location affects cost: work in the City is typically around 15 to 20% more than a Farringdon, King's Cross and Paddington baseline, and Canary Wharf around 18 to 22% more, mainly because of building rules and logistics. Our guide to office fit-out cost per sq ft in London has more detail.

What is included in a design and build price?

A design and build price normally covers the design work, from space plan to construction drawings, and all the construction: strip-out, mechanical and electrical work, partitions, ceilings, flooring, decoration, joinery and kitchens. Many also include furniture, IT cabling, AV and signage, but some leave them as separate packages, so check. The price usually also includes site management, preliminaries such as welfare, protection and waste, and the main approvals work. Items commonly outside the price include the landlord's fees for the licence, your own project manager or cost consultant, moving costs, IT hardware and VAT. Ask for a clear list of inclusions and exclusions so you can compare offers fairly.

Can design and build work for a refurbishment while you stay in?

Yes. The survey is especially important when the office is occupied, because the team needs to understand what can be reused and how to phase the work. Design and build helps here, because the people planning the phases are the same people delivering them, so noisy work, deliveries and temporary moves can be organised around your diary.

Who uses design and build?

Design and build suits most office fit-outs and refurbishments, from 1,000 sq ft studios to multi-floor headquarters. It is especially useful for businesses moving on a deadline, for companies without an internal property team and for refurbishments where the existing space has to be surveyed carefully. The traditional route still suits some highly bespoke or complex projects, or organisations that must tender work for governance reasons.

What should a design and build brief include?

• Headcount now and in three to five years, and expected attendance.
• Team structures and which teams need to sit together.
• Meeting rooms by size, phone booths and focus spaces.
• Kitchen, breakout and event needs.
• IT, AV and security requirements.
• Brand, look and feel, with images you like.
• Sustainability targets, such as reuse, energy and any certification goals.
• Budget, target move-in date and lease details.

How do you compare design and build companies?

Compare like with like. Ask each company to price the same brief and survey information, then check:

1. Whether design fees are included or separate.
2. What is excluded, such as furniture, IT, AV, fees and landlord costs.
3. Provisional sums and allowances, which can move.
4. The programme and how long-lead items are managed.
5. Experience in similar London buildings.
6. Insurance, health and safety and CDM arrangements.
7. Aftercare, defects period and warranties.

Our guide to comparing office fit-out quotes explains this in more detail, and our guide to choosing an office fit-out company in London covers wider selection questions.

Does design and build cover approvals?

Usually, yes. A design and build company normally prepares drawings and information for the landlord's licence for alterations, deals with building control, updates the fire strategy with your fire engineer where needed and takes on the CDM principal designer and principal contractor roles. Confirm which roles are included in the contract. Our guide to planning permission and building regulations explains what is needed.

Start your design and build project

Send us your brief, floor plan and target dates, and we will arrange a survey and prepare a space plan and budget. Request a quote and we will be in touch. If you are taking new space, our guide to Cat B fit-outs explains what to budget for.

Frequently asked questions

Related guides

• Office Fit-Out Cost per Sq Ft and per m² in London (2026)
• Cat A vs Cat B Fit Out: What’s the Difference? (2026)
• Modern Office Design Ideas for London Offices
• Office Interior Design in London: Process, Fees and Costs
• Small Office Fit Out and Design: Ideas, Costs and Timescales
• Office Fit-Out Cost Calculator London (2026)
• Office refurbishment and fit-out in London
• Areas of London we cover