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Office Refurbishment delivered in Liverpool Street & Bishopsgate, London EC2, EC3
Liverpool Street & Bishopsgate · Office Refurbishment

Office Refurbishment in Liverpool Street & Bishopsgate

Office Refurbishment across Liverpool Street & Bishopsgate (EC2, EC3). Full-service office refurbishment for occupied and vacant London commercial space. We deliver CAT B fit-outs, M&E upgrades, partitioning, flooring, decorating and lighting under a single fixed-price contract, with a named project manager and principal contractor duties under CDM 2015.

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Estate-approvedCDM 2015FIRASNICEIC£10M insured

Office Refurbishment in Liverpool Street & Bishopsgate — what businesses typically need

Office Refurbishment 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 refurbishment requirements — programme compression, landlord co-ordination, out-of-hours delivery, and full compliance ownership. Our commercial team has delivered office refurbishment 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.

Our commercial delivery model

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.

  1. Stage 1

    Measured survey and condition report within 5 working days

  2. Stage 2

    Space plan and CAT B design brief in 2 weeks

  3. Stage 3

    Fixed-price quote with CAT A dilapidations split

  4. Stage 4

    Principal contractor appointment under CDM 2015

  5. Stage 5

    Mobilisation with agreed DSEAR, RAMS and induction pack

  6. Stage 6

    Weekly programme reports to landlord and managing agent

  7. Stage 7

    Handover with O&M manuals, as-built drawings and building control sign-off

Programme, budget, and disruption

TierRangeWhat's covered
Light refresh£45–£75 per sqftPaint, carpet, light fittings, minor partitioning
Standard CAT B£85–£140 per sqftNew partitioning, flooring, M&E alterations, joinery, full redecoration
High-spec CAT B£160–£250 per sqftBespoke joinery, specialist lighting, VRF upgrade, executive suites
Trophy / HQ£275–£400+ per sqftArchitectural feature work, marble, timber, audio-visual, wellness spaces

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.

Typical works we deliver in Liverpool Street & Bishopsgate

CAT B fit-out — 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.

Dilapidations works — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.

Partitioning — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.

Ceilings — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.

Flooring — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.

Redecoration — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.

M&E alterations — delivered in Liverpool Street & Bishopsgate under estate-approved loading and out-of-hours protocols.

Planning and compliance for Office Refurbishment in Liverpool Street & Bishopsgate

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.

Service-specific compliance

CDM 2015 (principal contractor + principal designer route)FIRAS fire-stopping certification on compartmentationNICEIC certification on all electrical worksPart B fire safety compliancePart E acoustic performance testingPart M accessibility — level thresholds, door widths, WCsBS 5266 emergency lighting testingEICR report at completion£10M public and £10M professional indemnity

Buildings we have worked in across Liverpool Street & Bishopsgate

Notable buildings

  • 22 Bishopsgate
  • 100 Liverpool Street
  • 1 Appold Street
  • 5 Broadgate
  • 201 Bishopsgate
  • Broadgate Tower
  • 155 Bishopsgate
  • 1 Finsbury Avenue
  • 2 Finsbury Avenue
  • 8 Bishopsgate
  • Exchange House
  • Alphabeta Building

Notable estates

  • Broadgate Estate (British Land / GIC)
  • Broadgate Circle campus
  • Bishopsgate Goodsyard (development zone)

Reference list available on request under NDA.

Our process — seven stages

  1. Survey

    Measured condition survey within 5 working days, including M&E, fabric and compliance review.

  2. Brief

    Scope capture workshop with stakeholders — occupier, landlord, managing agent, FM team.

  3. Design

    Stage 3 design package with space plan, M&E schedules, specification and CAT A/B split.

  4. Fixed quote

    Lump-sum price against the design package. All prelims transparent.

  5. Mobilisation

    CDM notification, RAMS, permit-to-work, landlord licence-to-alter, estate approvals.

  6. Delivery

    Weekly client reports with photos, programme RAG, variation log, compliance status.

  7. Handover

    O&M manuals, as-built drawings, building-regs sign-off, 12-month defects period.

Office Refurbishment specifications by building type

Trophy towers (25,000–30,000 sqft plates)

Office Refurbishment in trophy towers (25,000–30,000 sqft plates) is typically specified to light refresh level — paint, carpet, light fittings, minor partitioning. Programme is governed by loading access and estate working-hours framework.

Broadgate campus Grade A (15,000–22,000 sqft plates)

Office Refurbishment in broadgate campus grade a (15,000–22,000 sqft plates) is typically specified to standard cat b level — new partitioning, flooring, m&e alterations, joinery, full redecoration. Programme is governed by loading access and estate working-hours framework.

Period refurbished stock

Office Refurbishment in period refurbished stock is typically specified to high-spec cat b level — bespoke joinery, specialist lighting, vrf upgrade, executive suites. Programme is governed by loading access and estate working-hours framework.

Listed Liverpool Street station-adjacent buildings

Office Refurbishment in listed liverpool street station-adjacent buildings is typically specified to trophy / hq level — architectural feature work, marble, timber, audio-visual, wellness spaces. Programme is governed by loading access and estate working-hours framework.

Out-of-hours, weekend, and live-environment working

We deliver refurbishment works in live offices through phased 6pm–6am night shifts and weekend programmes. Dust-sealed segregation with negative-pressure extract, scent-neutral paint systems and noise planning co-ordinated with the managing agent. Out-of-hours staff are CSCS-inducted and attend the building's specific permit-to-work and fire evacuation briefings.

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.

Planned preventative maintenance (PPM)

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.

Case studies

Anonymised project outlines from our Liverpool Street & Bishopsgate and adjacent-area portfolio — full reference list with contact introductions available on request under NDA.

Financial services HQ refurbishment

Scope · 12,000 sqft

Budget band · £1.6M

Programme · 14 weeks

Full CAT B including executive suite, trading floor, client meeting rooms

Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.

Professional services CAT A plus

Scope · 7,500 sqft

Budget band · £620k

Programme · 9 weeks

Partitioning, flooring, LED lighting upgrade, redecoration

Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.

Tech occupier refresh

Scope · 4,200 sqft

Budget band · £310k

Programme · 6 weeks

Open plan redesign, acoustic treatment, tea point and meeting rooms

Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.

FAQs — Office Refurbishment in Liverpool Street & Bishopsgate

Can you work while our staff remain in the office?

Yes. We phase refurbishment into occupied and decanted zones, with physical hoarding, air-sealed segregation, and noise-generating works confined to out-of-hours shifts. A typical floor plate can be refurbished in 2–3 phases over 8–14 weeks.

How do you price refurbishment — open-book or fixed?

We price fixed lump-sum against an agreed scope. Any variations are priced per item with a written instruction before works proceed. No open-book percentage markups.

Do you handle the CAT A dilapidations split?

Yes. Where a lease requires CAT A reinstatement on exit, we split the quote between permanent CAT B works and end-of-lease reinstatement, so you can plan the dilapidations liability from day one.

What warranty do you provide?

10-year structural warranty where applicable; 2 years on M&E alterations; manufacturer warranties on finishes, carpet, flooring and light fittings passed through to the client.

Are you insured for commercial works in the City and Canary Wharf?

Yes — £10M public liability and £10M professional indemnity. Full cover for works in managed estates including Broadgate, Canary Wharf Group, Great Portland Estates and Grosvenor.

Do you handle landlord licence-to-alter applications?

Yes. Our project manager liaises with the managing agent and landlord's surveyor throughout, including drawings, M&E schedules, and dilapidations undertakings.

Are you approved on the Broadgate estate?

Yes — we hold up-to-date British Land approvals including CSCS, insurance, CDM and Broadgate-specific fit-out protocol sign-off.

How strict are the out-of-hours windows?

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.

Can you deliver while trading floors are live?

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.

What's a typical Broadgate CAT B programme?

10,000 sqft: 12–14 weeks. 25,000 sqft (full floor): 18–22 weeks. 100,000 sqft (multi-floor trophy): 32–40 weeks phased.

Related services in Liverpool Street & Bishopsgate

Office Fit-Out in Liverpool Street & Bishopsgate

CAT A and CAT B fit-out for new leases, HQ relocations and floor consolidations.

Office Partitioning in Liverpool Street & Bishopsgate

Demountable, acoustic and glazed partitioning for meeting rooms, offices and open-plan subdivision.

Commercial Decorating in Liverpool Street & Bishopsgate

Whole-building decorating for commercial occupiers. Night and weekend delivery.

Office Maintenance in Liverpool Street & Bishopsgate

Reactive and planned maintenance (PPM) for commercial offices — single trade or full FM cover.

Office Dilapidations in Liverpool Street & Bishopsgate

End-of-lease dilapidations works to settle schedules of dilapidations quickly and compliantly.

Related insights

In-depth articles on commercial fit-out, compliance and market strategy.

CAT A vs CAT B vs CAT A+

Licence to Alter process

Fit-Out Cost Index Q1 2026

Procurement: D&B vs PM

Warranty & defects period

Broadgate out-of-hours

Start with a survey in Liverpool Street & Bishopsgate

Measured condition survey within 5 working days. Fixed-price quote within 10. Estate approvals on file.

Call 020 8054 8756 Book a survey
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