When most people hear “commercial fit out,” they immediately think of offices. But commercial fit outs encompass far more: retail shops, restaurants and bars, medical clinics, gyms and leisure facilities, schools, hotels, aviation facilities, and life sciences laboratories. Each commercial space has unique requirements that distinguish it from a standard office fit out project.
The UK commercial real estate market is valued at USD 155.33 billion in 2026 according to Mordor Intelligence. Understanding what a commercial fit out involves, and what it costs, is essential for any business planning a new space or refurbishment.
What is a Commercial Fit-Out?
A commercial fit out is the process of making an interior space suitable for occupation and commercial use. It transforms a shell and core space into a fully functional environment ready for business. Unlike an office fit out, which focuses specifically on workspace, commercial fit outs cover any non-residential property, from shops and restaurants to gyms, clinics, hotels, and specialist facilities.
Professional fit out contractors must understand different business needs across sectors. Retail fit outs focus on customer experience and product display. Hospitality fit outs require commercial kitchens and licensing compliance. Healthcare facilities need medical-grade specifications and CQC standards. Each sector brings unique regulatory requirements and operational needs that shape the approach.
Commercial Fit Outs Across Key Sectors
Retail and Hospitality Fit Outs
With 324,995 retail businesses operating in the UK, generating £517 billion in sales according to Parliament’s Retail Sector Briefing, retail remains a major driver of fit out activity. Retail fit outs maximise product display and sales potential through optimised floor layouts, point-of-sale integration, and brand identity. Experienced fit out contractors navigate shopfront design approvals and listed building consent, a common requirement in historic London locations.
Restaurants, bars, and hotels have complex requirements balancing customer aesthetics with back-of-house functionality. Commercial kitchens must meet food hygiene regulations with proper ventilation and extraction. HVAC systems manage temperature and air quality across front-of-house areas. Planning permission for change of use to hospitality is often required, alongside Environmental Health Officer approval. Health and safety compliance remains paramount throughout.
Healthcare and Specialist Fit Outs
Medical clinics, dental practices, and physiotherapy centres have stringent requirements driven by patient safety. Clinical rooms need medical-grade surfaces and lighting. Infection control measures include specialist ventilation and separation of clean zones. These fit outs require detailed knowledge of Care Quality Commission (CQC) standards, as well as NHS Health Technical Memoranda and Health Building Notes, which generalist contractors often lack.
Life sciences and aviation spaces represent the most highly specialised end of commercial fit outs. Pharmaceutical and biotech firms need cleanrooms with HEPA filtration and contamination control. Laboratory benching supports specialist equipment with dedicated electrical and plumbing infrastructure. Aviation facilities, including airport terminals and hangars, require security clearances, CAA approvals, and innovative approaches to large open-plan environments.
Leisure and Education Fit Outs
Gyms, studios, and wellness centres require structural capacity for heavy equipment, shock-absorbent flooring, and ventilation managing high heat loads. Mirror walls and specialised lighting create the fitness environment, while sound insulation prevents noise complaints in adjacent spaces.
Schools and training centres prioritise safeguarding, accessibility, and age-appropriate design. DBS-compliant layouts and robust materials for high-traffic use are standard requirements rather than optional extras.
The Commercial Fit Out Process
The fit out process follows key stages regardless of sector. A design and build approach takes projects from concept to completion, starting with workplace consultancy to assess your space needs, operational requirements, and regulatory context before design begins.
Design and planning balances functionality with customer or user experience. In 2024, 87% of commercial planning applications in England were granted according to GOV.UK planning statistics but timelines vary significantly by sector and location. London’s density of listed buildings and conservation areas makes early engagement with planning authorities particularly important. Project managers coordinate regulatory approvals: Environmental Health for food premises, licensing for alcohol service, CQC registration for healthcare, and CAA approval for aviation.
Construction coordinates trades and specialists, from commercial kitchen installers to cleanroom contractors, through to commissioning, final checks, and regulatory sign-offs. Timelines typically range from 8 to 24 weeks depending on complexity and sector.
Commercial Fit Out Costs
Fit out costs vary widely by sector. While CAT B office fit outs range from £126 to £308 per square foot according to Cushman & Wakefield, commercial sectors have their own cost profiles:
| Sector | Cost |
| Retail | £120–£400/sq ft (luxury flagships can exceed £500/sq ft) |
| Hospitality | £200–£600/sq ft (commercial kitchens increase costs significantly) |
| Healthcare | £180–£350/sq ft (plus specialist clinical equipment) |
| Life sciences | £300–£800/sq ft (cleanroom environmental control) |
| Leisure | £150–£300/sq ft (plus equipment investment) |
Cost drivers include sector-specific installations, regulatory compliance features, and brand positioning requirements. The construction industry faced headwinds in 2024, with commercial new orders falling 20.8% in Q3 according to ONS construction statistics, creating more competitive pricing from fit out contractors.
Commercial spaces typically experience higher footfall than offices, which means specification choices matter. Commercial-grade flooring, easy-clean surfaces in hospitality and healthcare, and durable finishes throughout are practical necessities.
Frequently Asked Questions
What is the difference between a commercial fit out and an office fit out?
An office fit out is a specific type of commercial fit out focused on workspace. Commercial fit outs cover all non-residential property types, including retail, hospitality, healthcare, leisure, education, life sciences, and aviation, each with its own regulatory and operational requirements.
How long does a commercial fit out take in London?
Timelines vary by sector and project complexity. A straightforward retail fit out might complete in 8–12 weeks. Healthcare and life sciences projects, which require regulatory sign-offs and feature long lead-times for specialist plant and equipment, typically run 16–24 weeks or longer. London’s planning environment, particularly in conservation areas and listed buildings, can further add time at the approvals stage.
Do I need planning permission for a commercial fit out?
It depends on the works involved. Internal refurbishments within an existing commercial use often don’t require planning permission. However, change of use (such as converting an office to a restaurant), shopfront alterations, or works to listed buildings typically do require consent. Your fit out contractor should be able to advise at the outset.
What regulations apply to a healthcare fit out?
Healthcare fit outs must meet Care Quality Commission (CQC) standards, which govern clinical room specifications, infection control measures, ventilation, lighting, and the separation of clean and dirty zones. Facilities being operated by the NHS are additionally subject to the NHS Health Technical Memoranda and Health Building Notes. These requirements go well beyond standard building regulations and require a contractor with specific sector experience.
Working with Fado on Your Commercial Fit Out
Fado is a commercial fit out company with decades of experience across aviation, healthcare, education, life sciences, hospitality and retail. Our work spans CAT B office fit outs through to highly specialist environments, all delivered through a collaborative design and build process. Our 5A Dun & Bradstreet rating and 75% repeat client rate reflect an approach built on reliability and partnership, working with clients through every stage rather than simply delivering a project and moving on.
If you’re planning a commercial fit out in London, contact Fado to discuss your project.
