Short answer: a 750 sq ft coffee shop in London, handed over by the landlord as a white box, costs £135,000 to £201,000 to fit out at a standard finish. That covers the fit-out works, coffee equipment and furniture, a 10% contingency and VAT. Before VAT it is £113,000 to £168,000, and VAT-registered businesses can usually reclaim the VAT.
The ranges below come from our fit-out cost calculator, which is calibrated against our own 2026 coffee shop tender and cross-checked with London café fit-out guides. We fitted out 60 Degrees Coffee in St James’s and Treelogy in Kensington, both from white box units in buildings run by institutional landlords.
Coffee shop fit-out costs by unit size
| Unit from white box | Finish | Total, including equipment, contingency and VAT |
|---|---|---|
| 400 sq ft | Standard | £113,000 to £196,000 |
| 750 sq ft | Standard | £135,000 to £201,000 |
| 750 sq ft | Upgraded | £201,000 to £290,000 |
| 1,200 sq ft | Standard | £189,000 to £279,000 |
A 400 sq ft unit costs almost as much as a 750 sq ft one. The counter, services, WC and equipment are needed whatever the size, so they take up a much larger share of a small unit.
Coffee shop fit-out cost per square foot
The fit-out works from a white box, including preliminaries and design but before equipment, contingency and VAT, are priced at:
- Standard finish: £90 to £130 per sq ft
- Upgraded finish: £130 to £180 per sq ft
- Designer-specified: £180 to £250 per sq ft
Units under 500 sq ft typically cost 1.4 to 1.8 times these rates per square foot. On a recent coffee shop we priced, of just under 750 sq ft, the fit-out works came to about £116 per sq ft before VAT, including design and strip-out.
Equipment: the budget most operators forget
On that same coffee shop, the espresso machine, grinders, fridges, ice machine and furniture came to about £78,000, against about £85,000 for the fit-out itself. Budget for both from the start.
| Finish | Equipment, fridges and furniture, before VAT |
|---|---|
| Standard | £35,000 to £55,000 |
| Upgraded | £55,000 to £85,000 |
| Designer-specified | £85,000 and above |
Leasing the coffee machine or buying some equipment second-hand lowers the upfront figure, but check warranties and the service contract before you commit.
What the 750 sq ft example includes
| Line | Range |
|---|---|
| Fit-out works, including preliminaries and design | £67,500 to £97,500 |
| Coffee equipment, fridges and furniture | £35,000 to £55,000 |
| Contingency | £10,300 to £15,300 |
| VAT at 20% | £23,000 to £34,000 |
| Total | £135,000 to £201,000 |
What the fit-out works cover
- Design drawings and specification, if you do not already have a designer
- Strip-out of the landlord’s finishes where your design replaces them
- Counter, back bar and retail shelving joinery, usually the largest single item
- Ceilings, partitions and the customer WC
- Floor and wall tiling
- Lighting, small power and data
- Plumbing for the coffee machine, water filtration, sinks and WC
- Fire alarm and emergency lighting, connected to the building’s system where the landlord requires it
- Decoration, testing, certificates and a builder’s clean before handover
How the starting point changes the price
White box
Plastered and painted walls, a basic floor and capped services. This is the cheapest starting point and the one the ranges above assume. Read our guide to what a white box fit-out includes before you sign.
Shell
Little more than the structure and a supply to the building. Floors, walls and service connections are added to the fit-out, so shell units are priced after a survey.
A previous fit-out
The old counter, ceilings and finishes need stripping out and taking away. Sometimes drainage or electrics can be reused, which is why these units are also priced after a survey.
Costs outside the build
- The landlord’s surveyor and legal fees for the licence for alterations, if your lease makes you pay them
- Kitchen extraction, if you cook beyond a combination oven or contact grill
- Advertisement consent for illuminated signs, and the signs themselves
- Rent during the fit-out, beyond any rent-free period
- Utility connections, insurance and business rates
Approvals to plan for
- Licence for alterations: most commercial leases need the landlord’s written consent before fit-out work starts. The landlord’s surveyor reviews your drawings.
- Planning use class: cafés where food is mostly eaten on the premises fall within Class E, the same class as shops, so moving into a former shop usually needs no change of use. Hot food takeaways are outside Class E.
- Building Control: fire safety, means of escape, WC provision and ventilation are checked.
- Food business registration: register with your council at least 28 days before you start trading.
Approvals and equipment lead times can hold up an opening as much as the building work, so we plan the programme back from your opening date.
VAT on a fit-out
Fit-out work is charged at 20% VAT. If your business is VAT-registered, you can usually reclaim it, so the figure that matters for cash flow is the price before VAT. If you are not registered, the VAT is a real cost. Check with your accountant before you set the budget.
Get a figure for your unit
Enter your unit size and finish in our fit-out cost calculator for a range with equipment and contingency on separate lines. When you have a unit in mind, send us the landlord’s fit-out guide and we will point out anything likely to add cost or time. Read more about our coffee shop fit-outs in London.
Questions people ask
How much does it cost to fit out a small coffee shop in London?
A 400 sq ft unit from white box at a standard finish comes to £113,000 to £196,000, including equipment, contingency and VAT. Small units cost more per square foot because the counter, services and WC are needed whatever the size.
How much does a coffee shop fit-out cost per square foot?
From a white box, the fit-out works cost about £90 to £130 per sq ft at a standard finish and £130 to £180 upgraded, before equipment, contingency and VAT. Units under 500 sq ft cost more per square foot.
Do I need planning permission to open a coffee shop in a former shop?
Usually not for the use itself, because cafés and shops are both in Class E. You may still need consent for signage, external changes, extraction or work to a listed building.
Can I reclaim VAT on a coffee shop fit-out?
VAT-registered businesses can usually reclaim VAT on fit-out costs. If you are not registered, the VAT is a real cost. Check with your accountant.
How long does a coffee shop fit-out take?
It depends on approvals and equipment lead times as much as the building work. The landlord’s licence for alterations and Building Control need to be in place before work starts, so we plan the programme back from your opening date.
Sources
- Planning Portal: use classes
- GOV.UK: register a food business
- GOV.UK: advertisement consent
- HMRC VAT Notice 708: buildings and construction
Last reviewed 16 September 2026. General information for England, not legal, tax or financial advice.
