Send us the floor plan. We'll walk the space.
Or call 020 8050 8968
- 4.8★ from 16 Google reviews
- 10-year HomePro insurance-backed guarantee
- £17m insured · CHAS accredited
- 2V Projects Ltd · Co. No. 14122250
Four people sign off a fit-out. They want four different things.
A fit-out only goes well when everyone around the table gets what they actually came for. Here’s how we answer each of them — and none of the answers is “the cheapest quote”.
Office & facilities managers
You’ll be judged on disruption, not on mood boards.
- Phased and out-of-hours working so your team keeps trading
- One itemised price against the surveyed scope — variations costed and signed before spend
- One named contact for design, trades, services and the landlord
Founders & MDs
The office is a recruitment argument, not an overhead.
- A space plan built around how your team actually works — agile, hybrid or fixed
- Brand, acoustics and light treated as the point, not the decoration
- Quality that survives five years of churn — we don’t sell the cheapest floor
Agents & landlords
Empty floors cost more than the works do.
- Cat A reinstatement and end-of-lease dilapidations priced against the schedule
- Fast, clean turnarounds — modular partitions install in days, not weeks
- CHAS accredited, £17m insured, CDM discharged and documented
Architects & design teams
Your detail, built rather than value-engineered away.
- Glazing and joinery made in-house — buildability answered before tender
- Lead times we control, so the programme reflects the drawings
- One contractor coordinating base build, MEP and finishes
End-to-end commercial fit-out in London.
From a bare Cat A shell to a finished, branded Cat B workspace — design, partitions, joinery, services and finishes on one contract. We work across the City, Shoreditch, Clerkenwell, Canary Wharf, the West End and Greater London.
Cat B office fit-out
The full tenant fit-out — space plan, partitioning, meeting rooms, tea-points, joinery, finishes and branding, delivered as one design-and-build contract.
Glass partitions & pods
Modular glass and aluminium partitions, doors and acoustic pods, supplied and installed by our own glazing company. Typical install: 2–6 days.
Refurbishment & churn
Reworking a floor you already occupy — re-planning, re-partitioning and redecorating around a live business, in phases or out of hours.
Bespoke joinery & kitchens
Reception desks, tea-points, storage walls and wall panelling, designed and made in our own workshop — so the fit is ours to guarantee.
Dilapidations & Cat A reinstatement
End-of-lease strip-out and reinstatement to the landlord’s base finish, priced against the schedule of dilapidations rather than guesswork.
MEP, lighting & data
Power, lighting, HVAC, data and comms reworked to the new layout, coordinated with the base build, then certified and commissioned.
What the landlord gives you, and what you have to build.
It’s the question every first-time tenant asks, and the one that decides half the budget. The short version: Cat A is a serviced blank canvas. Cat B is the workspace.
The base finish
What a landlord typically hands over: a finished, serviced shell you could stand in but couldn’t work in. Usually the developer’s scope, not yours.
- Raised access floors and suspended ceilings
- Basic lighting, HVAC and base-build distribution
- Finished walls, sealed and decorated
- Fire detection, sprinklers and life safety to base build
- No layout, no rooms, no kitchen, no identity
The workspace
Everything that turns the shell into somewhere your team wants to be. This is the part we design, make and build — and the part that decides whether the office earns its rent.
- Space plan and layout — agile, hybrid or fixed desking
- Glass partitions, meeting rooms and acoustic pods
- Kitchens, tea-points and bespoke joinery
- Feature finishes, flooring, branding and AV
- Services reworked to your layout, then furniture and FF&E
At lease end the direction reverses: dilapidations and Cat A reinstatement strip your Cat B back out and return the floor to base build. We price that against the schedule, and we can do it on the same programme as your move.
London office fit-out — indicative £ per sq ft.
Broad market benchmarks to sanity-check a budget before you commit to anything. They are a starting point for a conversation, not a quote — your real figure comes from the survey.
| Fit-out level | Guide range (£ per sq ft) | What it typically buys |
|---|---|---|
| Basic / light | £45–£65 | A light touch on a sound Cat A shell — layout, a few enclosed rooms and a refresh, with services largely left as found.
|
| Mid / standard | £65–£95 | The band most London Cat B fit-outs land in — a proper agile layout, glazed meeting rooms and reworked services.
|
| High / premium | £95–£150+ | A brand-led headquarters — feature finishes, heavy joinery, full services replacement and an AV-integrated floor.
|
| Cat A reinstatement | £30–£55 | Handing a floor back at lease end — stripping your Cat B out and returning the space to the landlord's base finish.
|
Indicative, and confirmed at survey. These are broad London market ranges, not a 2VP quotation — they exclude your building, your lease, your services and your programme, which is exactly where fit-out cost actually lives. We give you one itemised price after a free site survey, and nothing on this page is an offer.
Stone, joinery and glazing, fitted around a trading building.
Before we talk cost, look at the work. Two commercial jobs where the constraint was the same one every fit-out has: the building had to keep working while we were in it. A luxury retail store on a London townhouse, and specialist works inside an open museum.
The V&A works ran outside public opening hours across phases between 2022 and 2024 — Cat-A and Cat-B, to museum-grade tolerances, with the galleries open to visitors the next morning. Commercial project values are confidential; we’ll talk numbers for your space at survey.
Eight things that move the number.
Two identical floor plates can be 40% apart on price. When you understand why, a proposal stops being a mystery and starts being a set of decisions you control.
Specification
The single biggest lever. Standard carpet and a painted wall, or stone, veneer and a feature ceiling — same floor plate, very different number.
M&E and services
Typically the largest single trade on a Cat B floor. Reusing compliant base-build services is cheap; re-routing or replacing them is not.
Partitioning & density
Every enclosed room adds glass, doors, acoustics, a sprinkler head and a lighting zone. Cellular floors cost more per sq ft than open plan.
Building & access
Goods lift, loading bay, working hours and floor level. A City tower with a 6pm delivery window prices differently to a ground-floor Shoreditch unit.
Bespoke joinery
Reception, tea-points and storage walls are made, not bought. Ours come from our own workshop, which is where the lead time and quality get controlled.
Sustainability
ESG targets, BREEAM or SKA ratings bring specification, evidence and commissioning requirements — real cost, and real value at rent review.
Programme
Speed is buyable. Phased works, weekend shifts and out-of-hours labour protect your business — and are priced honestly rather than hidden.
Fees & risk
Design, surveys, building control, CDM and the landlord’s licence for alterations. Budget them at the start; they don’t disappear by being ignored.
From survey to handover — one clear programme.
Every step is small, reversible and yours to stop. You never commit two rungs at once.
Free site survey
We walk the floor, measure it, read the lease constraints and understand how your team works. No charge, no obligation.
Space plan & fixed proposal
An architect-drawn test fit and layout, then one itemised price against it. You approve a drawing, not a promise.
Fit-out on programme
Phased or out-of-hours so you keep trading. One named manager, CDM discharged, written updates every working day.
Snagging & handover
Services commissioned and certified, snagging closed out, warranties and O&M documentation handed over with the keys.
Two of the trades that usually go wrong, we own.
Glazing and joinery are where fit-out programmes slip and quality drifts — because they’re where most contractors are just a middleman waiting on someone else’s workshop. We aren’t. Both companies are ours.
We own the glazing
AtoZ Design and Glass is ours, and CERTASS registered. Partitions, doors and screens come from inside the business — so quality and lead times are ours to control, not a supplier’s to explain.
We own the joinery
Selection.Works is our own workshop. Reception desks, tea-points and storage walls are drawn, made and installed by one team, with no cabinet-maker markup between you and the bench.
One point of accountability
Design, partitions, joinery, services and finishes sit on a single contract. When something moves, one person tells you — and it isn’t a subcontractor blaming another.
Built around your trading
Evenings, weekends and phased handovers are normal here, not an exception we surcharge for. Your business is the constraint the programme is built around.
Accredited & insured
CHAS accredited, £17m insured cover, and a HomePro insurance-backed guarantee behind the work. 2V Projects Ltd, Company No. 14122250.
Not the cheapest, deliberately
We price the fit-out you’ll still be happy with in year five. If the lowest number is the deciding factor, we’re probably not the right contractor — and that’s a fair outcome.
Send us the floor plan. We'll tell you what it takes.
A free site survey and an architect-drawn test fit, then an itemised price against a drawing you’ve approved. We’ll tell you honestly if your building, lease or programme makes it the wrong job for us — before either of us spends money finding out.
Or call 020 8050 8968
- 4.8★ from 16 Google reviews
- 10-year HomePro insurance-backed guarantee
- £17m insured · CHAS accredited
- 2V Projects Ltd · Co. No. 14122250
What actually happens in the free site survey.
A walk of the space with the person who would run the fit-out. Commercial work is priced only after we have seen it — never from a floor area and a guess.
- 01
Who comes
The 2VP project manager who would run the fit-out, with the architect we collaborate with where a test fit is needed. Not a salesperson, and not a subcontractor pricing your job to win it. - 02
How long
Sixty to ninety minutes for a typical floor. Larger or multi-floor spaces take longer, and we will confirm before we come so you can book the access. - 03
What we look at
Slab-to-slab heights, existing M&E capacity, the state of the base build, riser and core positions, means of escape, and what the landlord's fit-out guide will and will not allow. The last one changes more schemes than anything structural. - 04
What we ask you
Headcount now and headcount planned, how the team actually works, your lease term and dilapidations position, and the date you need to be in. The lease usually constrains the design more than the budget does. - 05
What you leave with
A clear read on what the space can take, the constraints we spotted, and an indication of the band the work sits in. Then a space plan and an itemised proposal against a drawing you have approved. - 06
What happens after
We produce the test fit and the proposal, then walk you through both. If the building, the lease or the programme makes it the wrong job for us, we tell you then — before either of us has spent money finding out.
And what doesn’t happen
- Nobody asks you to sign anything on the day.
- No charge for the survey or the initial test fit.
- No price quoted from a floor area — commercial work is priced after we have walked it.
- No subcontractor chain: the company that surveys is the company that contracts.
- We do not need a decision at the end of the visit.
- If your building, lease or programme makes it the wrong job for us, we say so.
The access regime changes by district.
A campus floor, an office over a shop and a listed townhouse are the same specification and three different programmes. Each of these sets out what actually decides the job locally.
Fit-out questions, answered straight.
How much does an office fit-out cost in London?
We price commercial fit-out only after a site survey, so there is no published rate on this page. The £/sq ft benchmarks circulating for London office fit-out are market figures published by cost consultancies, not 2VP quotations — the range is wide because a Category A handover, a light Cat B and a full high-specification fit-out are entirely different jobs in the same building. What we can tell you at the survey is which of those your space and lease actually allow.
How long does an office fit-out take?
[PLACEHOLDER: typical programme by fit-out scale — awaiting confirmation, see CONTENT-NEEDED.md.] What we can say now is that the programme is usually set by three things outside the build: landlord licence to alter, long-lead items such as glazed partitions and bespoke joinery, and the date your existing lease ends. We sequence around all three at the survey.
What is the difference between Cat A and Cat B fit-out?
Category A is the landlord's base finish — raised floors, suspended ceilings, basic M&E, blank shell ready to occupy but not usable as an office. Category B is everything that makes it yours: partitions, meeting rooms, reception, tea points, joinery, furniture, branding, IT and the M&E adjustments to suit your layout. Most tenants take a Cat A space and need a Cat B fit-out, which is the work we do.
Do I need landlord permission for an office fit-out?
Almost always yes — most commercial leases require a formal licence to alter before any work starts, and the landlord's fit-out guide will set out what is and is not permitted. We review both at the survey, because a scheme designed before anyone has read the fit-out guide is a scheme that gets redesigned. Building Control and, for some works, planning permission may also apply.
Can you work out of hours or in an occupied office?
Yes — phased and out-of-hours working is normal on occupied floors, and we plan it at the survey rather than negotiating it mid-job. It costs more per hour and takes longer overall than an empty-space fit-out, so it is worth pricing both if your lease dates allow you to choose.
Do you supply the partitions and joinery yourselves?
Yes. Glass partitions and doors come from AtoZ Design & Glass, our own CERTASS-registered glazing company, and reception desks, tea points and storage walls come from Selection.Works, our own joinery workshop. That means lead times and quality on the two longest-lead elements are ours to control rather than a supplier's to explain.
What happens about dilapidations at the end of the lease?
Your fit-out affects your dilapidations liability, so it is worth raising at the survey rather than at lease end. Anything you install that the licence to alter requires you to remove becomes a cost later. We flag which elements are likely to be reinstatement items while the design is still on paper and can be changed.
Who is accountable if something goes wrong?
2V Projects Ltd, company number 14122250 — one contract, one named project manager, and the same company that surveyed the space. We are CHAS accredited and carry £17m of insurance cover: £5m public liability, £10m employer's liability and £2m professional indemnity, plus contract works all-risk. Certificates are provided on request before you sign.
See the process.
Built by 2VP.
Designed by Nick.
You speak to both.
2V Projects Ltd is owned and run by Vladimir Castravet, who signs every contract personally and is on every site weekly. Nick Elias Architects is the practice we collaborate with for space planning and drawings — on a fit-out that means one accountable contractor, with the design capability already inside the contract.
Builds for London’s most demanding clients, including specialist fit-outs at the V&A Museum, Moncler and the South Bank cinema complex. On every 2VP site weekly. Signs every contract personally.
RIBA Silver Medal-winning architect. Previously at Foster + Partners and Haptic Architects, leading design on Apple HQ California, HS2 Euston, Istanbul New Airport and the Oslo Government Quarter. On projects that need him Nick is the architect — concept, drawings, RIBA Plan of Work stages 0–4. 2VP delivers everything else.