Office Fit-Out New Cross
Office fit-outs for small and medium office suites in New Cross, partitions, ceilings, lighting and small power for your office, with the IT and specialist trades coordinated.
- Rated 4.9 from 31 reviews on MyBuilder
- UK guide: £70 to £120 per sq ft
- Free site survey, itemised quote
Office fit-out in New Cross is small-scale work, and it helps to say so plainly. This is a mainly residential area, and the Lewisham Local Plan lists New Cross among the borough's District Centres, with commercial buildings along New Cross Road. The offices here are the kind found in a centre like that: floors above shops, small suites, studios and professional rooms. We strip out, partition, light and finish them to your layout, with the landlord's consent and building regulations dealt with before work starts.
For New Cross, the construction part of an office fit-out is published at £70 to £120 per sq ft as a UK guide, and an all-in London office fit-out at £148 to £359 per sq ft (Oktra and Cushman and Wakefield, 2026). GS Renovation Ltd, a building contractor based in Potters Bar, does the work in New Cross: we build the office partitions, ceilings, lighting and finishes as one contract and coordinate the IT supplier and specialist trades around them.
Price guide
| Work | Indicative range |
|---|---|
| Office fit-out, construction only | £70 to £120 per sq ft |
| London office fit-out, all-in | £148 to £359 per sq ft |
| Metal stud partition, boarded both sides | £55 to £65 per m² |
| Suspended ceiling, grid and tile | £22 to £35 per m² |
| Dilapidations at lease end | £15 to £20 per sq ft |
Indicative ranges from published cost guides (Cushman and Wakefield, Oktra and Checkatrade, 2026), not a quotation. Most are UK-wide figures and London work usually costs more; a row marked London is a London figure. Prices checked September 2026.
Quick estimate from UK guide figures
Guide range: choose above
The office space New Cross actually has
New Cross has no office quarter, and an honest brief starts there. The Lewisham Local Plan lists New Cross among the borough's District Centres, with Deptford and Forest Hill. Office space in a centre of this kind means upper floors on New Cross Road, rooms behind shopfronts and small suites, with Goldsmiths, University of London close by. Part of the road is the Hatcham conservation area, designated in 1990 and made up of commercial buildings, so expect older floors, narrow stairs and one shared entrance.
That shapes the fit-out. A floor above a shop in New Cross often cannot take a raised floor or a full suspended ceiling without losing too much height. Power and data then run in perimeter trunking and lighting goes on a surface or a shallow grid. Partitions are lightweight and fixed to suit old joists. We survey the floor early, measure heights and check the stair, because every sheet of board and every desk arrives by hand up that one route.
Cat A, Cat B and the landlord's licence in New Cross
Cat A and Cat B describe who builds what. Cat A is the landlord's base: a finished ceiling, lighting, heating and cooling, and floors ready for use. Cat B is the tenant's layout on top of it: meeting rooms, glazed screens, a tea point, the reception, small power to the desks and decoration. On a small New Cross floor the line between them is often blurred, so we read the lease and the agent's schedule with you and price only the work that is yours to do.
Before any wall goes up, the landlord's licence for alterations sets what is allowed, and it often asks for drawings, a method statement and our programme. The same lease normally carries a reinstatement clause. At the end of the term, dilapidations can mean removing partitions and returning the space to its original state. We therefore record the as-found condition in New Cross with dated photographs before strip-out starts. That record helps you when the landlord's surveyor calls at lease end.
Building control and CDM for a New Cross office
Non-domestic work in New Cross still goes through building control, and where Lewisham is the building control body its own inspectors visit to check building regulations, fire safety, energy conservation and access. Premises covered by the fire safety order cannot use the building notice route, so an office fit-out goes in as full plans. On full plans Lewisham sends its decision within five weeks, unless the applicant has given a three week extension, and that date sits at the front of the programme.
For an office, Part B covers means of escape past new partitions and meeting rooms, Part M covers access and the WC, and Part L covers lighting and controls. As a commercial client you also have duties of your own under the Construction (Design and Management) Regulations: appointing competent people, allowing enough time and making sure welfare is in place. We act as contractor, write the construction phase plan and run the New Cross site to it, and a registered electrician certifies the new installation.
Class MA and the New Cross District Centre
Class MA of the General Permitted Development Order 2015 lets a building in Class E use change to a dwellinghouse, subject to prior approval, but inside the New Cross District Centre that route has closed. Lewisham set 01 November 2025 as the date its Article 4 Direction removing the Class MA right came into force, and the direction covers District Centres. An owner there who wants flats in place of an office needs a planning application rather than prior approval.
For a tenant this is background, not a problem to solve. The London Plan asks boroughs to use targeted directions to sustain town centres, and the effect is that office floors inside the District Centre cannot switch to housing through prior approval. The fit-out itself is unchanged: moving between office and other Class E uses is not a change of use unless a planning condition restricts it. Your agent confirms the lease use, and we build the layout you need.
- Metal stud office partitions boarded both sides
- Raised access floors laid, repaired or adapted for new desk layouts
- Small power to desks, floor boxes and perimeter trunking
VOA Council Tax stock of properties, March 2025, for New Cross Gate, New Cross South and Telegraph Hill. Counts rounded by the VOA.
Trusted Office Fit-Out in New Cross
You get a builder who fits the job to the size of the space. We survey the floor, read the licence conditions with you, and give you a written programme with strip-out, first fix, inspection and handover dates, including any out-of-hours limits in a shared building. Our founder has more than thirty years of hands-on experience and stays involved in site decisions. We coordinate your IT supplier's cabling so it goes in before ceilings close, and a registered electrician certifies the new installation at handover.
- Asbestos survey checked before any office ceiling, floor tile or boxing is disturbed
- Our own trades on site rather than a chain of subcontractors
- One named contact for the landlord, the building manager and your office manager
George was brilliant. Lovely bloke, very reasonably priced and a perfectionist to boot. He completed our small kitchen renovation with care and great…
Giorgio is an excellent and intelligent workman, and with very reasonable prices! He installed a kitchen extractor fan in a complicated situation…
Saaid is the best craftsman I have worked with. He knows what he is doing from the very beginning. He has a great knowledge of construction…
FAQ
Frequently Asked Questions about Office Fit-Out New Cross
What should a business budget for an office fit-out in New Cross?
Treat the UK guide of £70 to £120 per square foot for the construction work (Oktra, 2026) as a floor; London all-in figures run £148 to £359 per square foot (Cushman and Wakefield, 2026). Add the landlord's fees for the licence for alterations, any dilapidations at lease end, and your IT and furniture, which sit outside the building work. A New Cross quote follows a survey of the space.
Is there enough office space in New Cross to need a specialist fit-out?
The office space here is small and mainly on upper floors along New Cross Road, which the Lewisham Local Plan lists as a District Centre. That suits a builder who can partition, rewire, light and decorate a floor of a few rooms rather than a large contractor. We survey first and price the work the space needs, nothing more.
What is the difference between a Cat A and a Cat B fit-out?
Cat A is the landlord's base: ceilings, lighting, heating and floors ready to use. Cat B is the tenant's layout on top: partitions, meeting rooms, tea point, small power and decoration. Your lease and the agent's schedule say which is yours, and we price only that part, with the line agreed in writing before work starts.
Does an office fit-out in New Cross need building control?
Yes, where the work falls under the building regulations. Where Lewisham is the building control body, its inspectors check building regulations, fire safety, energy conservation and access. An office covered by the fire safety order goes in as full plans, and Lewisham decides within five weeks unless the applicant agrees a three week extension. We keep each stage open for inspection.
Can office fit-out work in New Cross be done out of hours?
Plan on the council's working hours first. Lewisham controls construction noise by restricting work to set weekday and Saturday morning hours, with none on Sundays or bank holidays. In a building where other tenants are at their desks, the landlord's rules may narrow that further, so we agree with the managing agent which days suit cutting and drilling and keep them inside both limits. Noisy work outside those hours needs Lewisham's prior consent under the Control of Pollution Act, rarely granted near homes. Quiet work such as decoration can run later where the landlord agrees.
Can the owner of a New Cross office turn it into flats without planning permission?
Not inside the District Centre. Lewisham set 01 November 2025 as the date its Article 4 Direction removing the Class MA right came into force, and it covers District Centres, so changing a Class E office to homes there needs a planning application. For a tenant fitting out an office, the direction changes nothing about the works.
What does dilapidations mean for a New Cross office lease?
Dilapidations is the landlord's claim at lease end for repairs and reinstatement the lease requires. If your fit-out added partitions or a kitchenette, the lease may require them removed and the space returned. We photograph and record the floor before strip-out, and at lease end we can carry out the reinstatement works to the landlord surveyor's schedule.
Who arranges the data cabling in an office fit-out?
Your IT supplier specifies it and usually installs the network equipment, and we coordinate the containment, floor boxes and outlets so the cables go in before ceilings and boxing close. We share the programme with the supplier early, so cabling day is booked into the first fix stage rather than squeezed in at the end.
What duties does a business have under CDM for a New Cross office fit-out?
As a commercial client you must make suitable arrangements for the project: appoint a competent contractor, allow enough time and resources, provide information you hold about the building, and make sure welfare facilities are in place. We act as the contractor, prepare the construction phase plan and run the New Cross site to it.
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