A small office fit out is a different job from a headquarters programme, and the firms that do it well are different firms. Under 5,000 sq ft the work is usually a single floor or part of one, the budget sits between £50,000 and £500,000, and the client is a founder or office manager doing this for the first time. What matters is a team that will design, build and furnish the space without handing you between departments, and that is honest about what the budget buys.
Every company on this page sits in the boutique band of the directory. Enterprise contractors are deliberately excluded; they are rarely competitive below 5,000 sq ft however good they are.
For a standard specification, £70 to £100 per square foot is typical in London: two meeting rooms, a tea point, open plan desking, new flooring and decoration, some new lighting. A 3,000 sq ft office therefore lands between £210,000 and £300,000 before furniture, which adds £1,500 to £4,000 per workstation. Premium finishes, glazed partitions everywhere or a full kitchen push the rate towards £150.
Programme is six to eight weeks on site for most small fit outs, plus four to six weeks for design and landlord consent beforehand. Occupied space adds 20 to 40% to the programme.
Ask for three projects under 5,000 sq ft completed in the last 18 months, and speak to one of those clients. Ask whether the site team is employed or subcontracted. Ask what the square foot rate excludes; on small jobs the exclusions are where the surprises live. Check the landlord's licence to alter is handled by the contractor, because on a first fit out it is the step most often forgotten.
If the lease is short, ask about a light refit that avoids triggering dilapidations. A good boutique firm will raise this before you do.
Paid placements, clearly labelled. Featured firms are still verified the same way and still sit in the alphabetical list below.
Top of small office fit out companies with direct contact buttons on the card. Six slots per size band, first come first served.
See featured listingsTop of small office fit out companies with direct contact buttons on the card. Six slots per size band, first come first served.
See featured listingsTop of small office fit out companies with direct contact buttons on the card. Six slots per size band, first come first served.
See featured listingsGrouped by the floor areas each firm is set up to deliver, because that is the first thing that rules a contractor in or out. Alphabetical within each band, featured firms included, so nothing is hidden behind a paywall.
Typical projects £50k to £500k for scale ups, professional services and creative firms. One team designs, builds and furnishes.
Sustainability specialist D&B. Biophilic design. Green materials. Old Street tech hub location.
Fit out, boutique band.
Cat A vacant office refurbishment for landlords, developers and agents. Fast professional turnaround.
Refurbishment led, boutique band, trading since 2006.
Niche biophilic/wellness consultancy. TEDx speaker founder. ESG advisory for developers. Certification services.
Fit out, boutique band, trading since 2018.
Low carbon fit out solutions. Energy performance upgrades. EPC improvements.
Refurbishment led, boutique band.
Sustainable interior retrofit specialist. Single source for all services. Ongoing churn management and facilities support.
Refurbishment led, boutique band.
500+ completed projects.
Refurbishment led, boutique band, trading since 2012. Names Three and Robert Walters among its clients.
Flat management structure. Diverse sectors (banks, recruitment, law firms, hotels, education). Fast track delivery. 25+ years.
Refurbishment led, boutique band, trading since 2000.
Commercial contractor for tenants, landlords & architects. City of London and West London specialist.
Refurbishment led, boutique band, trading since 2001.
Turnkey office fit out. Medical fit out capability. Free complementary site visits. London, Kent, Surrey, Sussex.
Refurbishment led, boutique band. Names Goalhanger and Allergy Centre of Excellence among its clients.
250+ completed projects. Instant online fit out cost calculator. Multi sector (commercial + healthcare + retail). Phased works.
Refurbishment led, boutique band, trading since 2010. Names Children with Cancer UK and Mimecast among its clients.
40+ years. Director is President of the FIS board. School refurbishment specialist. Bespoke joinery.
Refurbishment led, boutique band, trading since 1985.
Estate agent interior design. Healthcare/dental surgery refurbishment. In house branding services.
Cat A and Cat B, boutique band, trading since 1990. Names Bang & Olufsen and Samsung among its clients.
High end luxury office refurbishment. Bespoke designs. Lifetime guarantee on work. City of London focus.
Refurbishment led, boutique band, trading since 2000.
Economically priced fit outs for SMEs. Offices 1,000 to 10,000 sq ft. Owner operated (Crispin Maby, 20+ years experience).
Refurbishment led, boutique band, trading since 2002. Names Opera Gallery and Liberty of London among its clients.
Family run, independently owned. Cat B fit outs. Landlord refurbishments. Nationwide capability from small base.
Refurbishment led, boutique band. Names Begbies Traynor/Eddisons and QA among its clients.
London's only full service workplace consultancy specifically for SMEs. Limits to 5 projects at a time. Offsets 20 tonnes of carbon per £200k spent.
Design and build, boutique band.
People first approach. Educational sector strength. Acoustic furniture.
Cat A and Cat B, boutique band, trading since 2001.
Consultancy led. Agile working design. Research based approach. Spatial feasibility studies.
Refurbishment led, boutique band. Names OMD UK and MOO.com among its clients.
Tell us the floor area, the budget and the timing and we will introduce three suitable firms from the directory. No fee, no obligation, and no company pays for the introduction.
Get matched| Office size | Typical Cat B cost | Typical programme on site | Contractor band |
|---|---|---|---|
| Under 3,000 sq ft | £50 to £120 per sq ft | 4 to 8 weeks | Boutique |
| 3,000 to 10,000 sq ft | £60 to £150 per sq ft | 8 to 16 weeks | Boutique or mid market |
| 10,000 to 30,000 sq ft | £80 to £150 per sq ft | 12 to 24 weeks | Mid market |
| 30,000 sq ft and above | £80 to £200+ per sq ft | 16 to 30+ weeks | Enterprise |
Ranges are for standard to good specification Cat B work in London. Add 4 to 12 weeks for design, consents and procurement before work starts. Furniture, IT and AV are usually priced separately. Full cost guide.
Under 5,000 sq ft, which is roughly up to 40 people at typical London densities. Below about 1,000 sq ft a good decorator and a furniture dealer are usually more cost effective than a fit out contract.
£70 to £100 per square foot at standard specification, £100 to £150 for good to premium. Furniture is usually extra at £1,500 to £4,000 per workstation.
Six to eight weeks on site once the design is signed off, plus four to six weeks for design, consents and procurement.