Office Renovation across Paddington (W2). Office renovation — modernising existing space without a full strip-out and re-fit. Targeted upgrades to layout, finishes, lighting and M&E, delivered while teams remain in occupation.
Office Renovation across Paddington (W2) 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 Merchant Square 1–5, The Point (Paddington Basin), The Colonnades, Sheldon Square 1–5, 1 Kingdom Street among others. Teams mobilise from our London operations base, with direct transport links via Paddington (Elizabeth line, Bakerloo, Circle, District, Hammersmith & City + National Rail + Heathrow Express), Edgware Road (Bakerloo, Circle, District, Hammersmith & City), Lancaster Gate (Central). 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 Paddington market is dominated by tech (microsoft, vodafone, nissan hq), pharmaceutical / life sciences (astrazeneca), media (wpp units, itv studios nearby), each with distinct office renovation requirements — programme compression, landlord co-ordination, out-of-hours delivery, and full compliance ownership. Our commercial team has delivered office renovation in trophy buildings including Merchant Square 1–5, The Point (Paddington Basin), The Colonnades, Sheldon Square 1–5.
Paddington combines the Basin's modern Grade A (Merchant Square, The Point, The Colonnades) with the Sheldon Square commercial core (British Land) and the Marble Arch Place cluster. Occupiers include tech, media, pharmaceutical/life sciences and professional services.
WCC standard: 08:00–18:00 Mon–Fri, 08:00–13:00 Sat. Paddington Basin estate operates additional managed-access hours for loading to preserve tenant amenity during trading. Sheldon Square service yard and Merchant Square service road both require pre-booking (typical 48-hour lead). Surrounding streets are red routes with parking suspensions needed through TfL.
Condition survey and renovation brief workshop
Priced option pack — 'good / better / best' against budget
Phased delivery across 2–5 zones
Nightly dust-sealed segregation and air quality control
Floor-by-floor handover with snagging close-out
| Tier | Range | What's covered |
|---|---|---|
| Cosmetic refresh | £30–£55 per sqft | Paint, carpet, lighting, signage |
| Targeted renovation | £55–£95 per sqft | Partitioning adjustments, lighting upgrade, breakout zones |
| Full renovation | £95–£160 per sqft | New M&E, partitioning, tea points, meeting rooms |
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.
Cosmetic refresh — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Lighting upgrade — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Partitioning adjustments — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Acoustic treatment — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Flooring replacement — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Redecoration — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Tea point refresh — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Breakout zones — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Westminster City Council holds planning authority. Paddington Basin Character Area and Paddington Conservation Area cover much of the area. Listed buildings at Paddington Station (Grade I) and Paddington Green restrict external works.
Reference list available on request under NDA.
Measured condition survey within 5 working days, including M&E, fabric and compliance review.
Scope capture workshop with stakeholders — occupier, landlord, managing agent, FM team.
Stage 3 design package with space plan, M&E schedules, specification and CAT A/B split.
Lump-sum price against the design package. All prelims transparent.
CDM notification, RAMS, permit-to-work, landlord licence-to-alter, estate approvals.
Weekly client reports with photos, programme RAG, variation log, compliance status.
O&M manuals, as-built drawings, building-regs sign-off, 12-month defects period.
Office Renovation in modern grade a (merchant square / sheldon square — 18,000–28,000 sqft plates) is typically specified to cosmetic refresh level — paint, carpet, lighting, signage. Programme is governed by loading access and estate working-hours framework.
Office Renovation in trophy hq buildings (microsoft uk hq, vodafone uk hq) is typically specified to targeted renovation level — partitioning adjustments, lighting upgrade, breakout zones. Programme is governed by loading access and estate working-hours framework.
Office Renovation in converted period stock (marylebone edge) is typically specified to full renovation level — new m&e, partitioning, tea points, meeting rooms. Programme is governed by loading access and estate working-hours framework.
Office Renovation in regeneration stock (paddington square) is typically specified to full renovation level — new m&e, partitioning, tea points, meeting rooms. Programme is governed by loading access and estate working-hours framework.
Renovation under occupancy is typically delivered as phased zones, with dust-sealed hoarding and night-shift for noise-generating works (demolition, chasing, drilling). A typical floor renovation runs 4–8 weeks with staff remaining in other zones.
WCC standard: 08:00–18:00 Mon–Fri, 08:00–13:00 Sat. Paddington Basin estate operates additional managed-access hours for loading to preserve tenant amenity during trading. Sheldon Square service yard and Merchant Square service road both require pre-booking (typical 48-hour lead). Surrounding streets are red routes with parking suspensions needed through TfL.
All Paddington 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 Paddington see Office Maintenance in Paddington or Commercial Maintenance in Paddington.
Anonymised project outlines from our Paddington and adjacent-area portfolio — full reference list with contact introductions available on request under NDA.
Scope · 7,200 sqft
Budget band · £380k
Programme · 8 weeks
Lighting, acoustic treatment, meeting rooms, breakout
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 5,400 sqft
Budget band · £215k
Programme · 5 weeks
Cosmetic refresh with branded signage and biophilic walls
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 9,800 sqft
Budget band · £520k
Programme · 10 weeks
Partitioning adjustments, new client suite, M&E upgrades
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Renovation is targeted modernisation without full strip-out — it reuses sound elements and focuses on impact. Refurbishment is a broader scope, typically including M&E alterations and partitioning. Fit-out replaces everything to let-ready or occupier-ready standard.
With phased zoning and night-shift for noisy works, typical disruption is limited to temporary relocation within the same floor. A 10,000 sqft renovation over 3 phases runs 8–12 weeks with no staff displacement.
Typically 30–50% cheaper per sqft because you retain sound ceilings, floor plates and core M&E. The trade-off is that the layout is constrained by existing infrastructure.
Yes — we hold British Land approved contractor status with compliance pack on file for Sheldon Square and associated Paddington holdings.
Significant rental uplift since 2022, with sharpened demand for floor plates 15,000 sqft+. Tech and life-sciences occupiers now compete for space historically dominated by professional services.
Yes — including containment laboratories, dry labs, write-up space, and BSL-1/BSL-2 support. F-Gas, COSHH and specialist ventilation covered.
Sheldon Square / Merchant Square: £130–£200 per sqft. Trophy HQ level: £220–£350 per sqft. Life-sciences labs: £350–£650 per sqft depending on containment level.
Full commercial refurbishment for occupied and vacant offices — CAT B fit-out, finishes, M&E upgrades.
Whole-building decorating for commercial occupiers. Night and weekend delivery.
LED upgrades, emergency lighting, small power, containment. NICEIC certified.
Carpet tile, LVT, resin, engineered timber. Installed in live environments.
Demountable, acoustic and glazed partitioning for meeting rooms, offices and open-plan subdivision.
In-depth articles on commercial fit-out, compliance and market strategy.
Measured condition survey within 5 working days. Fixed-price quote within 10. Estate approvals on file.