How much does a design and build project with 2G cost?

Realistic UK budgets for office and hospitality projects and what actually drives them.

Every project we deliver is bespoke, but clients regularly ask for ballpark figures early on. So here they are.

Below you’ll find transparent cost ranges for office refurbishments, restaurant fit-outs and design fees, plus the factors that make the biggest difference to budget.

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What impacts the cost of your project?

• Level of specification & finishes
• Services upgrades (HVAC, MEP, extraction)
• Location (London vs regional)
• Existing building condition
• Heritage or listed structures
• Programme speed
• Sustainability requirements
• Bespoke joinery & tech

End-to-end delivery partner

Bringing design and build under one roof creates a faster, more joined-up process and removes many of the risks that come with juggling multiple consultants and contractors.

With one team responsible for concept, cost, delivery and programme, decisions happen quicker, budgets stay tighter and problems get solved before they reach site. Add in integrated project management and clients benefit from a single point of accountability, clearer communication and far fewer surprises, meaning smoother delivery, stronger outcomes and a space that performs exactly as intended from day one.

Where 2G Design and Build are engaged to undertake the build, all subsequent designer project management fees are covered within the build price, making the design & build route a very cost-effective choice against a traditional Design and Contractor model.

Office refurbishment cost guide (£ per m²)

Office projects range from light refreshes through to full transformational HQ builds. Here’s what typical UK budgets look like:

Scope	Typical Range	What It Covers
Light Refresh	£150–£350/m²	Decoration, flooring, lighting
Mid-Range Refurb	£300–£1,000/m²	Partitioning, services upgrades
Complete / High-Spec	£1,000–£1,600+/m²	Full redesign, tech, bespoke
Premium London Fit-Out	£4,600+/m²	Ultra-high-end projects

Figures based on UK market guidance. VAT, professional fees and landlord works are usually additional.

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Restaurant & bar fit-out costs (£ per m²)

Hospitality projects are more services-heavy, kitchens, extraction and compliance play a major role in total cost.

Ranges:

Cosmetic refresh: £1,000–£1,500/m²
Standard full refurb: £1,500–£3,000/m²
High-end & complex: £3,000–£6,000+/m²

What drives it:

Kitchen systems & ventilation
Fire strategy & compliance
FOH finishes & joinery
Equipment packages
Location

Talk to us about your project

How design fees are calculated

Design is where performance starts; flow, dwell time, spend per head, productivity. Our fees reflect the level of creative and technical input required.

Typical structures:

✔ Percentage of build cost
8–15% for offices
8–20% for hospitality

✔ Fixed fee packages
£10k–£50k+ depending on scale

✔ Hourly / workshops
£75–£250/hr

Example: 500m² London Office

Mid-range refurb at £850/m²
≈ £425,000 construction
Design fee at 10% ≈ £42,500

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Our payment structure

We aim to keep payment structures simple, fair and aligned with project progress.

For construction works, we typically operate on a staged valuation basis:

A 10% deposit is paid on instruction.
This is rebated across your monthly valuations alongside a 5% retention, meaning you pay 85% of each valuation during the build.
At Practical Completion, 97.5% of the total contract value will have been released.
The remaining 2.5% is held as retention for the standard six-month defects period and released once any snagging items have been resolved.

This approach protects both parties and ensures payments closely track work delivered on site.

For design services, we work on a simple milestone structure:

50% payable on appointment to secure the design team and commence concept development.
50% payable on completion of the agreed design package, prior to construction commencing.

This allows us to resource projects properly from day one while giving clients clarity and certainty over their design investment.

Talk to our team

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Steve DickinsonCo-Founder & Owner, Chakana.
“We used 2G to design and build our restaurant project. They were fantastic from beginning to end and we were delighted with the results. Would highly recommend!”

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David BodilyHead of Property Services at Carlsberg
“"A plan to create an engaging and focal space for our employees was achieved through a complete understanding of the scheme’s objectives through engagement of the whole project team involved; ultimately proved by the positive feedback received from all stakeholders."”

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Nick RendellCuban Embassy
“2G carried out a refurbishment on our bar. We set a very tight deadline, and the work was completed on time to a high standard and within the budget. We are very happy with the design and build and hope to work with them again on our next project.”

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Phil InnesOwner, Loki Wines.
“I have used 2G Design & Build for four different projects and they have always provided amazing service for all the projects. They guide you through the whole process, from design through to build. Most important are reliable and trustworthy.”

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Joe DuffellOwner at JDD | Joint Design Direction
“"2G Design and Build delivered an exceptional service on our flagship London showroom. The project was taken on and completed within a very tight timeframe, without any compromise on quality or attention to detail. Their team was highly professional, responsive, and proactive throughout the process, ensuring everything stayed on schedule. Thanks to their efficiency and expertise, we were able to open our showroom on time and to an excellent standard. All of us at JDD would not hesitate to recommend 2G Design and Build to any business looking for reliable, high-quality work delivered under pressure."”

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Sam FrithCreative Director at Solus
“"We’ve genuinely enjoyed working with 2G Design on the design and build of our new Solus Birmingham HQ showroom. From the outset, they interpreted the brief with real intelligence and sensitivity, absorbing our ideas, challenging them where needed, and guiding us professionally on what would truly work in the space. The scheme itself was complex, with many layered elements and objectives, yet the process never felt heavy. The team at 2G were collaborative, pragmatic, and refreshingly enjoyable to work with throughout, balancing creativity with a clear understanding of delivery. We’re delighted with the end result. The showroom has real purpose and operates successfully on multiple levels, creating a customer experience that feels distinctive and unlike anything else in the Birmingham area. We would happily recommend 2G Design and look forward to working with them again."”

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Charles PetteHead of Hospitality and Events, Hippodrome Birmingham.
“"We were delighted to work with 2G to create and launch a brand new dining concept at Birmingham Hippodrome. The entire team at 2G understood our ambitions from the beginning and we're thrilled with the final results - thank you! From consultation and concept, technical drawings and visuals, to construction, our experienced building services team work closely with you to bring the vision for your West Midlands business to life and help it grow."”

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Ben Robinson-YoungCo-founder & Owner, Tropea
“Not your average building company. 2G are the full package: consultation, design, procurement, project management and ultimately, exemplary designers, project managers, craftsmen and builders.”

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Shivani KenthCo-Owner, Tap & Tandoor
“‘Guests always mention how beautiful Tap & Tandoor is. I guess there's no better seal of approval than strangers telling you your restaurant is lovely. People particularly enjoy the bells 2G placed in amongst our lights. It's a cliché, but the little details really make the difference’.”

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SimonDirector of Twist Capital
“"2G were great throughout the refurbishment of our City Centre office block. This was a major project for us and we wanted to work with a designer that would support us in creating a product that really stood out in design terms and also practically well considered. 2G nailed the brief and we are super happy with the end result."”

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John NorlindsFacilities Manager at Birmingham Hippodrome
“"I am the FM at Birmingham Hippodrome and this company has supported me on site through a difficult transition period. They have shown great patience and support, whilst being proactive and resourceful. They have become my One Stop Shop for a variety of tasks; from hands-on skilled work to design and quotation of larger projects. A fantastic company to know."”

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Beth WebbPrivate residential client
“"We have used 2G for two separate projects. The first was a full renovation of our house with extension. Followed by a “second fit” to a basement conversion that also included design work for bespoke storage solutions. On both occasions we have found them to be professional, open and honest with pricing (which they stuck to!), always punctual, always showed up when they said they would and finished within the timescale range that was set. We have used so many tradespeople over the years and these are always the biggest bug bears but we could not fault 2G on any aspect."”

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Andy HartwellFounder at The Jointworks
“"2G were wonderful to work with. The Jointworks needed a sympathetic and well considered design, ensuring listed building requirements were met during the process. The design process was smooth and a real joy. It felt like a real partnership from day one, with the design team really understanding our brief and nailing the design executions.
The build progressed with clear communication and a hard working and passionate team who went above and beyond on numerous occasions. It was a big and complex project but we felt supported and reassured at every step and are now over the moon with the final result. Big thanks to 2G!"”

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Mandy HallTownscape Heritage
“"2G Design and Build have undertaken a sensitive and well considered refurbishment of a Grade II listed Victorian building in the Jewellery Quarter. Part funded by the National Lottery Heritage Fund, the conversation standards expected of the project were high and 2G more than delivered. Modern interventions sit well against the historic layout and original features. It’s a great example of how a historic building can be successfully reused and is an asset to the JQ."”