Office Fit-Out across Liverpool Street & Bishopsgate (EC2, EC3). Office fit-out delivery for new lease take-ups, HQ relocations, floor consolidations and landlord CAT A works. Programme-driven, with a single fixed-price contract spanning design, build, M&E and handover.
Office Fit-Out across Liverpool Street & Bishopsgate (EC2, EC3) is delivered by our in-house commercial team with current estate approvals and compliance records on file. We have completed works in or adjacent to 22 Bishopsgate, 100 Liverpool Street, 1 Appold Street, 5 Broadgate, 201 Bishopsgate among others. Teams mobilise from our London operations base, with direct transport links via Liverpool Street (Elizabeth line, Central, Circle, Metropolitan, Hammersmith & City + National Rail + Stansted Express), Moorgate (Elizabeth line, Northern), Bank (Central, Northern, Waterloo & City, DLR). Every project is run by a named project manager reporting weekly with photographs and programme RAG. Out-of-hours loading, estate permit-to-work and managing-agent liaison are included in the prelims — not charged as variations.
The Liverpool Street & Bishopsgate market is dominated by global investment banks (ubs, deutsche bank), law firms (herbert smith freehills, reed smith), insurance and reinsurance, each with distinct office fit-out requirements — programme compression, landlord co-ordination, out-of-hours delivery, and full compliance ownership. Our commercial team has delivered office fit-out in trophy buildings including 22 Bishopsgate, 100 Liverpool Street, 1 Appold Street, 5 Broadgate.
The Broadgate-to-Bishopsgate corridor is one of London's highest-value commercial clusters — 22 Bishopsgate (the tallest in the Square Mile), the full Broadgate estate (13 buildings, 4m sqft), and the Shoreditch edge. Occupiers span banking, insurance, law, tech and media.
Broadgate strict out-of-hours loading: 6am–8am and 6pm–10pm for construction traffic. Trading hours on investment-banking floors (6:30am market opening) compress feasible heavy-noise windows — most work is 7pm–5am. Broadgate loading is booked 72 hours ahead via estate management. Skips prohibited on the estate — waste removed in enclosed trucks nightly. ULEZ compliance mandatory for all vehicles.
Brief capture and space test-fit in 10 working days
Fixed CAT B design package — Stage 3 drawings, M&E schedules
Principal contractor appointment, CDM 2015 notification to HSE
Weekly client reports with photos and programme RAG status
Commissioning, O&M issue and 12-month defects period
| Tier | Range | What's covered |
|---|---|---|
| CAT A | £60–£95 per sqft | Base-build finish to let-ready standard |
| CAT A plus | £95–£140 per sqft | CAT A with added meeting rooms, kitchen, furniture-ready finishes |
| CAT B standard | £120–£200 per sqft | Full occupier fit-out with partitioning, joinery, M&E |
| CAT B premium / HQ | £220–£380 per sqft | Bespoke design, high-spec finishes, AV, branded reception |
This area sits outside the core trophy-tower premium zone — programme and pricing typically sit at the mid-range of the bands below. Figures are guide ranges — we provide a fixed quote after survey.
CAT A — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.
CAT A plus — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.
CAT B standard — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.
CAT B premium — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.
Test-fit — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.
Space plan — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.
Demountable partitioning — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.
Acoustic glazing — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.
Broadgate estate works engage British Land's approved contractor scheme and internal fit-out guide. City of London Corporation holds planning authority for most of EC2/EC3. Conservation areas at Broad Street, Bishopsgate Goodsyard and Spitalfields add overlay.
Reference list available on request under NDA.
Measured condition survey within 5 working days, including M&E, fabric and compliance review.
Scope capture workshop with stakeholders — occupier, landlord, managing agent, FM team.
Stage 3 design package with space plan, M&E schedules, specification and CAT A/B split.
Lump-sum price against the design package. All prelims transparent.
CDM notification, RAMS, permit-to-work, landlord licence-to-alter, estate approvals.
Weekly client reports with photos, programme RAG, variation log, compliance status.
O&M manuals, as-built drawings, building-regs sign-off, 12-month defects period.
Office Fit-Out in trophy towers (25,000–30,000 sqft plates) is typically specified to cat a level — base-build finish to let-ready standard. Programme is governed by loading access and estate working-hours framework.
Office Fit-Out in broadgate campus grade a (15,000–22,000 sqft plates) is typically specified to cat a plus level — cat a with added meeting rooms, kitchen, furniture-ready finishes. Programme is governed by loading access and estate working-hours framework.
Office Fit-Out in period refurbished stock is typically specified to cat b standard level — full occupier fit-out with partitioning, joinery, m&e. Programme is governed by loading access and estate working-hours framework.
Office Fit-Out in listed liverpool street station-adjacent buildings is typically specified to cat b premium / hq level — bespoke design, high-spec finishes, av, branded reception. Programme is governed by loading access and estate working-hours framework.
CAT B fit-out is typically delivered during standard working hours from a vacant demise. Where we take possession of an occupied floor for phased works, we operate night and weekend shifts with sealed segregation, low-noise equipment and managed loading slots booked with the managing agent.
Broadgate strict out-of-hours loading: 6am–8am and 6pm–10pm for construction traffic. Trading hours on investment-banking floors (6:30am market opening) compress feasible heavy-noise windows — most work is 7pm–5am. Broadgate loading is booked 72 hours ahead via estate management. Skips prohibited on the estate — waste removed in enclosed trucks nightly. ULEZ compliance mandatory for all vehicles.
All Liverpool Street & Bishopsgate occupiers benefit from a PPM framework covering L8 water hygiene, EICR, emergency lighting, F-Gas registers and fabric maintenance. For a scoped PPM package in Liverpool Street & Bishopsgate see Office Maintenance in Liverpool Street & Bishopsgate or Commercial Maintenance in Liverpool Street & Bishopsgate.
Anonymised project outlines from our Liverpool Street & Bishopsgate and adjacent-area portfolio — full reference list with contact introductions available on request under NDA.
Scope · 14,500 sqft
Budget band · £2.3M
Programme · 16 weeks
Full CAT B including client suite, library, mediation rooms
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 6,200 sqft
Budget band · £1.1M
Programme · 12 weeks
Premium finish, bespoke joinery, boardroom AV containment
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 9,800 sqft
Budget band · £1.4M
Programme · 13 weeks
Open plan, acoustic pods, 12 meeting rooms, town hall space
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
CAT A is the landlord's base-build finish: raised floors, suspended ceilings, perimeter heating/cooling and emergency lighting. CAT A plus adds meeting rooms, kitchen, and sometimes furniture to let to occupiers immediately. CAT B is the tenant's full occupational fit-out: partitioning, branding, joinery, AV and finishes.
For a standard CAT B of 5,000–15,000 sqft we can mobilise within 3–4 weeks of instruction, subject to licence-to-alter. A full CAT B programme typically runs 10–16 weeks.
We self-deliver electrical and small-works mechanical through our in-house team, with specialist subcontractors on chillers, VRF and BMS. All works are covered by the main contract.
Yes — we work with the project assessor, supply tracked submittals for materials, air-quality data for paints and adhesives, and commissioning reports for M&E.
Yes. We prepare the drawings, M&E schedules, method statements and condition schedule required by the landlord's surveyor, and manage the approval process to completion.
Fixed lump-sum against an agreed specification. Variations are priced per item before issue. No percentage preliminaries markups.
Yes — we hold up-to-date British Land approvals including CSCS, insurance, CDM and Broadgate-specific fit-out protocol sign-off.
6am–8am and 6pm–10pm for construction traffic. Heavy-noise works in 22 Bishopsgate and Broadgate trophy buildings only 8pm–5am. We plan the programme around these windows from day one.
Yes. Live trading-floor refurbishments are delivered in phased night shifts 8pm–5am with full dust-sealed segregation, low-noise tools, and completion of reinstatement before 6:30am market open.
10,000 sqft: 12–14 weeks. 25,000 sqft (full floor): 18–22 weeks. 100,000 sqft (multi-floor trophy): 32–40 weeks phased.
Full commercial refurbishment for occupied and vacant offices — CAT B fit-out, finishes, M&E upgrades.
Demountable, acoustic and glazed partitioning for meeting rooms, offices and open-plan subdivision.
Whole-building decorating for commercial occupiers. Night and weekend delivery.
Suspended ceiling grids, tiles, rafts, exposed-services finishes.
Carpet tile, LVT, resin, engineered timber. Installed in live environments.
In-depth articles on commercial fit-out, compliance and market strategy.
Measured condition survey within 5 working days. Fixed-price quote within 10. Estate approvals on file.