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Cost Breakdown
element cost cost/m2 gfa £ % of total cost
Substructure 1 547 000 186.39 7.75
Ground slab; 250 mm thick reinforced insitu concrete bed; granular sub-base; damp-proof membrane   3550 m2 @ £90
Piled foundations; average 600 mm diameter; pilecaps and ground beams   3550 m2 Ìý @ £50Ìý
Extra for basement construction; excavation and disposal, contiguous piled retaining walls, reinforced concrete walls, backfilling, blockwork inner wall to form drained cavity   2500 m2 Ìý @ £420Ìý
Frame 1 817 000 218.92 9.1
Auditorium structure; reinforced concrete perimeter wall, columns and beams (unit based on auditorium and stage floor area)   915 m2 Ìý @ £480Ìý
Extra for raking beams to auditorium; 800 mm deep; step-topped   300 m Ìý @ £215Ìý
Structural steel frame to auditorium floor decking and acoustic slab, foyers, stage loft and plant room enclosures (average mass 75 kg/m2)   350 tonnes Ìý @ £1150Ìý
Structural steel trusses to auditorium roof; average clear span 25 m (average mass 150 kg/m2)   140 tonnes Ìý @ £2000Ìý
Reinforced concrete columns and beams to exhibition hall floor over basement   1950 m2Ìý @ £75Ìý
Structural steel frame to exhibition hall, including frame to mezzanine (average mass 75 kg/m2)   170 tonnes Ìý @ £1150Ìý
Structural steel trusses to exhibition hall roof; clear span 38 m; (average mass 45 kg/m2)   95 tonnes Ìý @ £2000Ìý
Insitu concrete frame to facilities building   1800 m2 Ìý @ £55Ìý
Upper floors 579 900 69.87 2.91
Insitu concrete slabs on metal decking; average 180 mm thick overall; including acoustic slab to auditorium   3850 m2 Ìý @ £65Ìý
Insitu concrete flat slabs to exhibition hall floor; 300 mm thick   2000 m2 Ìý @ £100Ìý
Extra over exhibition floor for service ducts, including steel covers   @ £240Ìý 245 m Ìý
Auditorium floor; plywood decking, 32 mm thick; secondary steelwork   885 m2 Ìý @ £80Ìý
Roof 833 200 100.39 4.17
Roof decking; reinforced concrete slab, average 150 mm thick   2100 m2 Ìý @ £65Ìý
Roof cladding; aluminium raised-seam sheet cladding, insulation, vapour barrier; structural decking   3850 m2Ìý @ £100Ìý
Feature roof cladding to entrance and foyer; terne-coated stainless steel raised-seam sheet cladding, insulation, vapour barrier   570 m2 Ìý @ £195Ìý
Roof covering; single-layer polymeric roofing   2100 m2 Ìý @ £40Ìý
Rooflights; double-glazed units; polyester powder-coated aluminium frame   125 m2 Ìý @ £500Ìý
Roof-level screening to exposed plant and ductwork     Item @ £32 000Ìý
Allowance for roof safety system     Item @ £22 000
Stairs 298 600 35.98 1.5
Steel feature staircase     Item @ £24 000Ìý
Insitu concrete stairs; principal stairs to auditorium and exhibition hall; hardwood handrails on stainless steel balustrades   31 m Ìý @ £2000Ìý
Insitu concrete stairs; secondary stairs to auditorium and stairs to back-of-house areas; polyester powder-coated balustrades and handrails   38 m Ìý @ £1700Ìý
Allowance for walkway bridges in foyer areas; hardwood handrails on stainless steel balustrades     Item '@ £63 000Ìý
Allowance for gantries and catwalks to auditorium, stage and exhibition hall     Item @ £80 000Ìý
Allowance for cat ladders and access platforms in plant areas     Item @ £5000Ìý
External walls, windows and doors 1 816 800 218.89 9.1
Wall cladding; sandstone and insulation to concrete walls (concrete walls measured separately)   1340 m2 Ìý @ £400Ìý
Wall cladding; precast concrete panels and insulation to concrete walls (concrete walls measured separately)   425 m2 Ìý @ £285Ìý
Wall cladding; terne-coated stainless steel steel and insulation   1000 m2 Ìý @ £300Ìý
Extra for blockwork backing wall   400 m2 Ìý @ £25Ìý
Extra for pressed metal liner sheet   450m2 Ìý @ £85Ìý
Wall cladding; perforated metal rainscreen to plant areas   930 m2 Ìý @ £250Ìý
Curtain walling; aluminium-framed, 26 mm thick, sealed double-glazed units; automatic opening vents; including secondary steel support   895 m2 Ìý @ £350Ìý
Louvres to plant areas   200 m2 Ìý @ £250Ìý
Entrance doors; fully glazed automated revolving doors; stainless steel ironmongery and accessories   2 Ìý @ £25 000Ìý
Entrance doors; fully glazed doors; stainless steel ironmongery and accessories; automatic opening gear   10 Ìý @ £1300Ìý
Steel security doorsets; terne-coated finish; stainless steel ironmongery and accessories   19 Ìý @ £1300Ìý
Acoustic access doors; stainless steel cladding   36 m2 Ìý @ £2250Ìý
Folding/sliding doors to loading bay   60 m2 Ìý @ £450Ìý
Vehicle-control barriers to loading bay     Item @ £20 000Ìý
Internal walls and partitions 400 500 48.25 2.01
Blockwork walls; average 140 mm thick   5800 m2 Ìý @ £27Ìý
Plasterboard partitions   700 m2 Ìý @ £40Ìý
Acoustic partitions; folding timber-clad panels (rate includes allowance for associated acoustic baffles in ceiling voids)   55 m2 Ìý @ £325Ìý
Freestanding partitions to exhibition hall     Item @ £15 000Ìý
Timber- and steel-framed glazed partitions to foyers and control rooms   600 m2 Ìý @ £255Ìý
Stainless steel handrails to auditorium   100 m Ìý @ £130Ìý
Toilet cubicle partitions   34 Ìý @ £500Ìý
Internal doors 270 100 32.54 1.35
Internal doors; fire-rated; solid core, veneer-faced; hardwood frames; vision panels; stainless steel ironmongery; complete   105 Ìý @ £1150Ìý
Internal doors; fire-rated; painted steel doors and frames; vision panels; ironmongery; complete   115 Ìý @ £820Ìý
Allowance for glazed doors to lobbies etc     Item @ £35 000Ìý
Allowance for duct access doors     Item @ £10 000Ìý
Allowance for roller shutter to cloakroom     Item @ £10 000Ìý
Wall finishes 723 500 87.17 3.62
Wall cladding; red sandstone   500 m2 Ìý @ £300Ìý
Wall cladding; wood-veneer panels   110 m Ìý @ £200Ìý
Acoustic wall cladding; part-slatted, wood-veneered panels   350 m2 Ìý @ £225Ìý
Acoustic cladding; fabric-covered, sound-absorbent panel   215 m2 Ìý @ £100Ìý
Wall cladding; perforated metal panels; to exhibition hall   700 m2 Ìý @ £120Ìý
Drylining to exhibition hall and break-out rooms; proprietary acoustic panels   1000 m2 Ìý @ £40Ìý
Drylining; plasterboard linings generally   1950 m2 Ìý @ £28Ìý
Casings; plasterboard and MDF facings     Item @ £55 000Ìý
Two-coat plasterwork; emulsion paint finish   1300 m2 Ìý @ £12
Emulsion paint on blockwork and plasterboard   11 500 m2 Ìý £3Ìý
Ceramic tiles; generally   750 m2Ìý @ £50Ìý
Hygienic finish to kitchen areas; laminate panels     Item @ £100 000Ìý
Allowance for corner protection, buffer rails etc     Item @ £30 000Ìý
Floor finishes 350 700 42.25 1.76
Sand cement screed; 75 mm thick; floated finish; including scabbling to floor slab   6200 m2 Ìý @ £12Ìý
Heavy-duty edge-fixed carpet; to screed or plywood decking; stained skirting   1000 m2 Ìý @ £40Ìý
Heavy-duty carpet tiles; to screed; stained skirting   1700 m2 Ìý @ £30Ìý
Extra for stone and timber feature edging     Item @ £50 000Ìý
Heavy-duty vinyl safety floor; including smoothing compound and coved skirting   1000 m2 @ £38
Porcelain floor tiling; skirting   360 m2 Ìý @ £70Ìý
Epoxy resin floor finish to concrete floor slabs in exhibition hall and ancillary areas; skirting   3900 m2 Ìý @ £12Ìý
Stage flooring; timber planks on battens; access hatches   255 m2 Ìý @ £60Ìý
Allowance for mats and matwells     Item @ £10 000Ìý
Ceiling finishes 455 800 54.92 2.28
Suspended ceilings; glass-reinforced gypsum with polished plaster finish on MF system; to foyer   1100 m2 Ìý @ £60Ìý
Acoustic panelling; suspended acoustic panels to auditorium; veneered timber   760 m2 Ìý @ £195Ìý
Metal-pan suspended ceilings; to foyers, exhibition hall, break-out rooms, WCs and kitchen areas   3800 m2 Ìý @ £45Ìý
Suspended ceiling; mineral fibre lay-in tiles   550 m2 Ìý @ £35Ìý
Emulsion paint on concrete   2100 m2 Ìý @ £3Ìý
Allowance for cavity and acoustic barriers     Item @ £45 000Ìý
Furniture and fittings 686 000 82.65 3.44
Auditorium seating, with writing tablets and interfaces with audiovisual installation   800 Ìý @ £300Ìý
Foyer and cloakroom furniture; counter and fittings to cloakroom, seating, display boards, division screens, telephone booths     Item @ £115 000Ìý
Allowance for internal artworks     Item @ £23 000Ìý
Blackout blinds to exhibition hall     Item @ £22 000Ìý
Internal signage     Item @ £50 000Ìý
Fit-out to office areas; office furniture, filing cabinets, shelves, notice boards     Item @ £90 000Ìý
Fit-out to dressing rooms     Item @ £23 000Ìý
Fit-out to workshop areas; benching and racking, tools and testing equipment     Item @ £18 000Ìý
Engineering and cleaning equipment; including mobile access equipment and waste compactor     Item @ £85 000Ìý
Portable fire-fighting equipment     Item @ £20 000Ìý
Sanitary fittings 47 800 5.76 0.24
WCs, urinals, washhand basins; generally   120 Ìý @ £340Ìý
Showers; including cabinets   7 Ìý @ £1000Ìý
Services equipment 955 000 115.06 4.78
Kitchen installation complete     Item @ £680 000Ìý
Servery and restaurant installation complete; servery and mobile bar units, dining tables and chairs     Item @ £275 000Ìý
Disposal installations 132 800 16 0.67
Rainwater disposal; cast iron fittings   8300 m2 Ìý @ £7Ìý
Soil, waste and vent; PVCu pipework and fittings   8300 m2 Ìý @ £9Ìý
Water installations 232 400 28 1.16
Mains water service, cold water storage, distribution   8300 m2 Ìý @ £8Ìý
Domestic hot water service, calorifiers   8300 m2 Ìý @ £16Ìý
Drinkable water service   8300 m2 Ìý @ £4Ìý
Space heating and air treatment 1 432 000 172.53 7.17
Gas installation     Item @ £16 000Ìý
Chilled water installation; chillers and heat rejection plant; pressurisation unit; pumps and valves; distribution within plant rooms; insulation and trace heating   8300 m2 Ìý @ £22Ìý
Supply and extract installation to auditorium, displacement with high-level extract; including air-handling unit and distribution   690 m2 Ìý @ £160Ìý
Supply and extract installation; high-level mixed ventilation system; to exhibition hall; including air-handling unit and distribution   1900 m2 Ìý @ £120Ìý
Supply and extract installation; high-level mixed ventilation system; to foyer areas; including air-handling unit and distribution   1050 m2 Ìý @ £110Ìý
Supply and extract to cellular spaces; break-out rooms, control rooms and other ancillary areas; including air-handling units and distribution     Item @ £250 000Ìý
Supplementary air-conditioning; four-pipe fan-coil installation; local chilled-water distribution; condensate drainage; fan-coil units; ductwork; insulation; grilles and diffusers     Item @ £125 000Ìý
Low-pressure hot-water heating generally   8300 m2 Ìý @ £22Ìý
Extra for trench heating installation to foyer; floor grilles   1050 m2 Ìý @ £40
Supply and extract ventilation to kitchens and serveries   690m2 @ £65
Extract installation for toilets, workshops and plant rooms     Item @ £110 000Ìý
Allowance for enhanced smoke extract     Item @ £25 000Ìý
Electrical installations 1 375 200 165.69 6.89
Allowance for mains supply and transformers; sub-mains installation   8300 m2 Ìý @ £30Ìý
Small power distribution; perimeter power outlets and underfloor busbar distribution; to exhibition hall 1900 m2 Ìý @ £40Ìý
Small power distribution; switched socket outlets; to general areas   6400 m2 Ìý @ £25Ìý
Technical power supplies for audiovisual systems, serving auditorium, stage, exhibition halls and break-out rooms   3200 m2 Ìý @ £55Ìý
Three-phase temporary power supply to stage, exhibition hall etc     Item @ £70 000Ìý
General lighting; luminaires, distribution and accessories   8300 m2 Ìý @ £35Ìý
Emergency lighting; luminaires, distribution and accessories   8300 m2 Ìý @ £15Ìý
Specialist and feature lighting   3900 m2 Ìý @ £28Ìý
Power to mechanical services     Item @ £40 000Ìý
Standby generator installation     Item @ £80 000Ìý
Lift installations 585 000 70.48 2.93
Passenger lift; eight-person, 630 kg; two stops; bespoke finishes   2 Ìý @ £70 000Ìý
Stage lift/hoist; 3000 kg     Item @ £110 000Ìý
Stage scissor lift; 6000 kg     Item @ £95 000Ìý
Kitchen hoist   2 Ìý @ £30 000Ìý
Escalators; 900 mm wide; 0.5 m/s; glass balustrades   2 Ìý @ £90 000Ìý
Protective installations 121 600 14.65 0.61
Sprinkler installation; to ordinary hazard group 3   3650 m2 Ìý @ £16Ìý
Fire hydrant installation   2 Ìý @ £5000Ìý
Stage drencher     Item @ £20 000Ìý
Lightning protection   8300 m2 Ìý @ £3
Earthing and bonding   8300 m2 @ £1
Communications installations 675 200 81.35 3.38
Fully addressable fire and smoke detection system   8300 m2 Ìý @ £21Ìý
Voice alarm and public address system   8300 m2 Ìý @ £17Ìý
CCTV installation; 19 cameras     Item @ £60 000Ìý
Intruder alarm installation     Item @ £30 000Ìý
Security equipment; including pass-production equipment and temporary signage     Item @ £17 000Ìý
Telephone installation; complete     Item @ £60 000Ìý
Structured cabling installation   8300 m2 Ìý @ £16Ìý
Computer installation; network, hardware and software, complete     Item @ £60 000Ìý
Special installations 1 499 300 180.64 7.51
ºÚ¶´ÉçÇø management system; including lighting control   8300 m2 Ìý @ £21Ìý
Stage equipment; including portable hoists, drapes and tabs, rear projection screen, portable staging, lecterns     Item @ £235 000Ìý
Performance lighting systems to auditorium     Item @ £215 000Ìý
Performance sound systems to auditorium     Item @ £205 000Ìý
Presentation and audiovisual systems to auditorium, exhibition hall and break-out rooms     Item @ £575 000Ìý
Facade access equipment     Item @ £95 000Ìý
Builder’s work in connection 287 000 34.58 1.44
Forming holes, chases etc; allow 5%     Item @ £287 000Ìý
Preliminaries and contingencies 2 840 000 342.17 14.23
Testing and commissioning of services; record drawings and manuals     Item @ £100 000Ìý
Main contractor’s management, site establishment and supervision; allow 13%     Item @ £2 226 000Ìý
Contingency sum; allow 3%     Item @ £514 000Ìý
Total construction cost 19 962 400 2 405.13 100
Regional variations
Inner London 1.22
Outer London 1.15
South-east England 1.1
South-west England 1.01
East Midlands 1
West Midlands 1
East Anglia 1.02
Yorkshire and Humberside 0.97
Northern England 1.01
Scotland 1.02
Wales 0.99
Northern Ireland 0.84