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Below the BCIS tender cost analysis dated April 29, 2024 for Belfast city centre based refurbishment (GF only), examining each element and the rates:

Overall Project Statistics:

• Gross Internal Floor Area (GIFA): 310m²
• Total Project Cost: £597,424
• Overall Rate: £1,927.16/m² GIFA

Element Analysis:

0. DEMOLITIONS & ALTERATIONS

• Cost: £41,277 (7.1% of total)
• Rate: £133.15/m² GIFA
• Commentary: Reasonable rate for complex internal demolitions in existing building. Rate reflects careful removal required around existing structure.

0. SUBSTRUCTURE

• Cost: £19,871 (3.4% of total)
• Rate: £113.55/m² element area (based on 175m² ground floor area)
• Commentary: This represents good value given the need to break out existing floor and form new ground bearing slab. Rate is per m² of actual floor area rather than GIFA.

0. SUPERSTRUCTURE
   Total Cost: £82,693 (14.2% of total), comprising:

2C Roof:

• Cost: £630 (0.1%)
• Rate: £630/m² element area (based on 1m² area)
• Commentary: Minor roof repairs only

2F Windows/External Doors:

• Cost: £33,600 (5.8%)
• Rate: £516.92/m² element area (based on 65m² of openings)
• Commentary: Premium rate reflecting high specification aluminum windows and doors

2G Internal Walls/Partitions:

• Cost: £21,977 (3.8%)
• Rate: £103.18/m² element area (based on 213m² partition area)
• Commentary: Competitive rate for acoustic rated partitions

2H Internal Doors:

• Cost: £26,486 (4.5%)
• Rate: £1,471.45 per door (based on 18 doors)
• Commentary: High specification doors with ironmongery and fire rating requirements

1. INTERNAL FINISHES
   Total Cost: £108,349 (18.5% of total), comprising:

3A Wall Finishes:

• Cost: £37,530 (6.4%)
• Rate: £59.57/m² element area (based on 630m² wall area)
• Commentary: Includes complex preparation of existing walls

3B Floor Finishes:

• Cost: £35,750 (6.1%)
• Rate: £115.32/m² GIFA
• Commentary: Premium finishes including timber flooring

3C Ceiling Finishes:

• Cost: £35,069 (6.0%)
• Rate: £113.13/m² GIFA
• Commentary: Complex suspended ceiling design with acoustic requirements

1. FITTINGS & FURNISHINGS

• Cost: £19,860 (3.4%)
• Rate: £19,860 per element (specialist joinery items)
• Commentary: Bespoke storage walls and reception counter

1. SERVICES
   Total Cost: £220,524 (37.8% of total), comprising:

5D Mechanical:

• Cost: £112,000 (19.2%)
• Rate: £361.29/m² GIFA
• Commentary: High rate reflecting complete new installation

5H Electrical:

• Cost: £91,100 (15.6%)
• Rate: £293.87/m² GIFA
• Commentary: Comprehensive rewire with new lighting

5N BWIC:

• Cost: £17,424 (3.0%)
• Rate: £56.21/m² GIFA
• Commentary: Standard allowance for builder’s work

1. EXTERNAL WORKS
   Total Cost: £38,409 (6.6% of total), comprising:

6A Siteworks:

• Cost: £29,546 (5.1%)
• Rate: £103.67/m² site area (285m²)
• Commentary: External landscaping and paving

6B Drainage:

• Cost: £8,863 (1.5%)
• Rate: £31.10/m² site area
• Commentary: New drainage connections

1. PRELIMINARIES

• Cost: £52,766 (9.0%)
• Rate: £170.21/m² GIFA
• Commentary: Reasonable level for project complexity

1. CONTINGENCIES

• Cost: £13,675
• Rate: £44.11/m² GIFA
• Commentary: Limited contingency of 2.3%

Overall Commentary:
The total rate of £1,927.16/m² GIFA is relatively high for a fitout project but reflects:

1. Complex work in existing building
2. High level of services installation
3. Quality of finishes
4. Listed building status
5. City center location

The cost breakdown shows services installations represent the largest proportion at 37.8%, which is typical for this type of project. The balance between elements appears reasonable with appropriate allowances for preliminaries and contingencies.