Shop Fitting in Edinburgh: What to Expect, Costs & How to Choose a Fitter
What Is Shop Fitting?
Shop fitting — also referred to as a commercial fit out — is the complete process of designing, supplying, and installing the interior of a commercial space to make it ready for trading. It covers everything from the structural strip-out of an existing unit through to the final installation of branded joinery, flooring, lighting, electrical, plumbing, signage, and all fixtures and fittings.
Shop fitting in Edinburgh applies across a wide range of commercial premises:
- Retail shops, boutiques, and fashion stores
- Cafés, coffee shops, and delis
- Restaurants, takeaways, and fast-food units
- Hair salons, beauty studios, and barbershops
- Offices and co-working spaces
- Pharmacies and healthcare premises
- Banks, estate agents, and professional service offices
- Gyms and leisure facilities
A professional shop fit out does far more than make a space look attractive. It drives customer behaviour, maximises your trading floor efficiently, meets building regulations for your use class, and reflects the brand identity your business has built. For Edinburgh businesses, it is your physical shopfront to the customer — and first impressions in this city are everything.
Types of Commercial Fit Out: Cat A vs Cat B
Commercial fit outs are classified into two main categories in the UK. Understanding the difference is essential before approaching any contractor or negotiating a lease.
- Raised floors / screed
- Suspended ceilings
- Basic HVAC distribution
- Electrical distribution board
- Fire detection & sprinklers
- Basic WC facilities
Typically completed by the landlord before you take possession of the unit.
- Branded joinery & counters
- Flooring finishes (LVT, tile, wood)
- Lighting design & feature lighting
- Partition walls & decorating
- Kitchen / bar / counter installation
- Signage & brand graphics
This is what most Edinburgh businesses commission from a shop fitter.
Before commissioning a Cat B fit out in Edinburgh, confirm in writing exactly what the landlord has completed as Cat A. Missing elements — particularly HVAC, fire systems, or drainage — can add £5,000 – £20,000 to your fit out cost if they have not been included in the shell condition of the unit.
Shop Fitting Costs Edinburgh 2026
Shop fit out costs in Edinburgh vary considerably depending on the size of the unit, the type of business, the quality of finishes, and whether structural alterations are required. Based on projects completed by MA Property Maintenance Edinburgh in 2025–2026, here are realistic all-in budgets:
| Fit Out Level | Cost per m² | Typical Total (50m² Unit) | Description |
|---|---|---|---|
| Basic refurb | £150 – £300 per m² | £7,500 – £15,000 | Re-decoration, vinyl flooring, basic fixtures |
| Standard retail fit out | £300 – £600 per m² | £15,000 – £30,000 | Full Cat B — joinery, LVT, LED lighting, partition walls |
| Mid-range commercial | £500 – £900 per m² | £25,000 – £45,000 | Premium joinery, porcelain tiling, feature lighting, branding |
| Café / restaurant (no kitchen) | £600 – £1,100 per m² | £30,000 – £55,000 | Bespoke counter, feature wall, specialist lighting |
| Café / restaurant (with kitchen) | £900 – £1,800 per m² | £45,000 – £90,000 | As above plus commercial kitchen, ventilation, gas |
| High-end / luxury | £1,200 – £2,500+ per m² | £60,000 – £125,000+ | Natural stone, bespoke millwork, AV integration |
The actual cost of your Edinburgh shop fit out depends on your specific unit, the condition it is in, the complexity of your brief, and Edinburgh-specific factors such as access, listed building status, and conservation area requirements. Always insist on a site visit and itemised quote before committing to any figure.
Shop Fitting Costs by Business Sector in Edinburgh
Different types of business have very different fit out requirements. Here is what Edinburgh businesses in each sector are realistically spending on a commercial fit out in 2026:
Retail / Fashion
Shopfront glazing, display shelving and rails, feature lighting, till counter, fitting room partitions, LVT or timber flooring, signage and window graphics. Cost scales with unit size and level of bespoke joinery.
Café / Coffee Shop
Service counter with under-counter storage, espresso bar fitting, customer seating and banquette joinery, feature wall tiling, commercial flooring (anti-slip porcelain or LVT), ventilation canopy, plumbing for sinks and glass-washers, LED and feature pendant lighting.
Restaurant / Takeaway
Full front-of-house and commercial kitchen fit out. Kitchen installation includes ventilation extraction system (canopy, ductwork, air make-up), gas safe pipework and connections, stainless steel fabrication, commercial drainage, and fire suppression. Front-of-house covers dining furniture, bar counter, tiling, lighting, and décor.
Hair Salon / Barber
Backwash basin plumbing (multiple points), styling station joinery, mirror and lighting installation, reception counter, commercial flooring (often LVT or anti-fatigue matting), partition walls for treatment rooms, signage and shopfront graphics.
Office / Professional Services
Partition wall system (glazed or solid), flooring (carpet tile, LVT or raised access), feature reception desk, meeting room joinery, IT and data cabling infrastructure, LED lighting with controls, kitchen and staff welfare facilities.
Pharmacy / Healthcare
Dispensary counter joinery (with security glazing where required), consultation room partitioning, DDA-compliant WC provision, specialist flooring (Polyflor or Altro safety vinyl), clinical lighting, medical gas connections (where required), and signage compliant with NHS or branded guidelines.
The Shop Fit Out Process — Step by Step
Understanding the sequence of a commercial fit out helps you plan your trading programme and avoid the delays that come from decisions being made in the wrong order. Here is how MA Property Maintenance Edinburgh manages every commercial fit out project:
Site Survey & Brief
We visit your unit to take measurements, assess the shell condition, check services (electrical supply, drainage, gas, ventilation), and understand your operational brief. For Edinburgh units, we also note access constraints, conservation area status, and any landlord fit out conditions in your lease.
Typically 1–2 daysDesign & Space Planning
We produce a scaled layout plan showing the placement of all elements — counters, seating, storage, service points, accessible routes, and fire exit compliance. For more complex fit outs we work alongside your architect or interior designer, or we can recommend one. At this stage we confirm material specifications, finishes, and bespoke joinery details.
Typically 1–2 weeksFixed-Price Itemised Quote
You receive a fully itemised, fixed-price written quote within five working days of the design being agreed. Every trade is listed separately — joinery, electrical, plumbing, flooring, tiling, decorating, signage. No provisional sums and no vague allowances. What we quote is what you pay.
Within 5 working days of design sign-offConsents & Pre-Start
Where required, we handle building warrant applications to Edinburgh City Council Building Standards, planning consent for external changes, and listed building consent applications. We also order all long lead-time items — bespoke joinery, specialist flooring, commercial kitchen equipment — so they arrive to programme.
1–4 weeks depending on consents requiredStrip Out & First Fix
Existing fit out is stripped and disposed of, structural alterations are completed, and first fix trades begin: electrical conduit and back-boxes, plumbing pipework, partition stud frames, and any ventilation ductwork. The sequence of trades is carefully managed to avoid conflicts and protect programme.
Typically days 1–5 on siteSecond Fix, Finishes & Joinery
Wall and floor tiling, flooring installation, partition boarding and plastering, painting and decorating, electrical second fix (sockets, switches, distribution board, lighting), plumbing second fix (sinks, bar, WC connections), and installation of all bespoke joinery — counters, shelving, display units, and cabinetry.
Typically the longest phase — 1–4 weeksSignage, Shopfront & Final Fit
Signage installation, shopfront graphics, display and merchandising furniture, appliance connections and commissioning. All systems are tested — electrical sign-off, gas commissioning, extraction performance, fire alarm function test.
Typically days 3–5 before handoverSnagging, Handover & Certificates
A thorough snagging inspection is carried out before handover. You receive all relevant completion certificates — electrical installation certificate (NICEIC), gas commissioning certificate (Gas Safe), building warrant completion certificate where applicable — and a full handover pack. You trade on the date we agreed at the start.
Handover dayWhat Is Included in a Commercial Fit Out in Edinburgh?
A full commercial fit out in Edinburgh from MA Property Maintenance Edinburgh covers every trade involved in transforming an empty unit into a finished, compliant, trading business premises. Here is a full scope of what is typically included:
| Work Package | Scope |
|---|---|
| Strip out & disposal | Full removal of existing fit out including floors, ceilings, partitions, joinery, and services — all disposed of compliantly |
| Structural works | New or relocated partition walls, steel lintels where required, floor levelling, ceiling formation |
| Electrical — first & second fix | Distribution board upgrade, circuit installation, socket and switch wiring, data and communications cabling, LED lighting design and installation, emergency lighting |
| Plumbing — first & second fix | Cold and hot water supply, waste and drainage connections, sink installation, WC connections, bar plumbing, dishwasher and glasswasher connections |
| Gas (where applicable) | Gas Safe registered pipework, commercial hob / range connections, ventilation interlock |
| Ventilation & extraction | Kitchen extraction canopy supply and install, ductwork and fan installation, air make-up unit, mechanical ventilation for toilets |
| Flooring | LVT, commercial vinyl, porcelain or natural stone floor tiling, anti-slip finishes for back-of-house and WC areas, carpet tile for office areas |
| Wall tiling | Kitchen splash areas, WC and wet area tiling, feature wall tiling front of house |
| Bespoke joinery | Service counters, back bars, shelving units, display plinths, reception desks, banquette seating frames, storage units |
| Decorating | Full preparation, priming, and decoration of all surfaces — walls, ceilings, woodwork, and metalwork |
| Signage | Illuminated and non-illuminated fascia signage, internal brand graphics, window vinyl, menu boards |
| Commissioning & certificates | All systems tested and certified — electrical, gas, fire alarm, extraction. Building warrant completion where required |
Edinburgh-Specific Factors That Affect Your Shop Fit Out
Edinburgh is one of the most regulated and architecturally protected cities in the UK. These factors are unique to Edinburgh businesses and directly affect the cost, timeline, and design of your fit out:
Edinburgh’s Old Town and New Town are UNESCO World Heritage Sites. Any changes to shopfronts, signage, external cladding, or the appearance of buildings within conservation areas require planning consent from Edinburgh City Council. This adds 6–10 weeks to the pre-start programme. Always appoint a contractor familiar with Edinburgh’s conservation requirements before finalising your shopfront design.
A significant proportion of Edinburgh’s commercial stock — particularly on the Royal Mile, George Street, Victoria Street, and Leith Walk — is Category A or B listed. Most internal alterations, including partition walls, new openings, and surface finishes, require listed building consent. Failure to obtain consent can result in enforcement action and mandatory reinstatement. MA Property Maintenance Edinburgh manages all consent applications on your behalf.
Many Edinburgh ground floor commercial units sit beneath tenement residential properties. Structural alterations must be carefully managed to avoid affecting the shared fabric of the building. Any works affecting a shared wall, roof, or floor require agreement with co-owners under the Tenements (Scotland) Act 2004. We advise on this before any structural scope is confirmed.
In Edinburgh’s city centre — particularly on the Royal Mile and Princes Street — noisy construction works are restricted to core hours (Monday–Friday, 7am–7pm) by Edinburgh City Council. Strip-out work involving demolition or loud power tools may require a prior notification to Environmental Health. We manage this as part of the pre-start process.
Edinburgh’s city centre has significant delivery and loading restrictions — particularly on the Royal Mile, Rose Street, and parts of the Old Town — where lorry access is limited to specific windows. Bespoke joinery, commercial kitchen equipment, and shopfront elements must be planned around Edinburgh City Council’s loading bay and delivery permit scheme. This affects project programme and sometimes material sizing.
Cafés and restaurants require a food business registration with Edinburgh City Council before trading, and premises with licensed seating require a premises licence. The fit out must be completed in compliance with the approved premises layout in your licence application. We design and build to your approved plans from day one.
How to Choose a Shop Fitter in Edinburgh
Edinburgh has no shortage of contractors who will price your fit out. The challenge is identifying those who will actually deliver on time, on budget, to the specification agreed — and who understand the city’s unique regulatory environment. Here is exactly what to look for:
- A portfolio of completed Edinburgh commercial projects Ask to see recent fit outs in your sector — retail, hospitality, or healthcare. A shop fitter who has completed 10 cafés in Edinburgh understands the city’s access constraints, conservation requirements, and council inspection process in a way that a general contractor simply does not.
- Fixed-price, fully itemised quotes — not approximate budgets Any contractor who provides a headline total without an itemised breakdown is leaving significant room for variation orders later. Insist on a quote that lists every work package separately, specifies the materials being used, and states clearly what is and is not included.
- Relevant trade certifications At minimum: NICEIC or NAPIT registration for electrical work, Gas Safe registration for any gas works, and appropriate insurance for commercial fit outs. For kitchen extraction: BESA-compliant ventilation design. Ask for proof — do not assume.
- Full public liability insurance — minimum £2m, preferably £5m Commercial fit outs carry higher risk than residential works. Confirm the contractor’s public liability insurance covers commercial premises, and ask to be noted as an interested party on the policy for the duration of the project.
- Experience of Edinburgh’s planning and listed building consent process If your unit is in a conservation area or listed building, your contractor must have direct experience of Edinburgh City Council’s planning and building standards departments — not just awareness of them. Delays caused by incorrect or incomplete consent applications can cost your business weeks of trading income.
- A clear written project programme Before any work starts, you should receive a written programme showing the start date, key milestones for each trade, and the confirmed handover date. Any contractor who cannot commit to a programme in writing is a contractor who cannot commit to your opening date.
- References from Edinburgh business clients Ask for two or three references from recent Edinburgh commercial fit outs — not general building work, but commercial fit outs in your sector. Call them. Ask whether the project finished on time, on budget, and whether they would use the contractor again.
Red Flags to Avoid
- No site visit before quoting. A contractor who prices a commercial fit out over the phone or from photographs is not giving you a reliable figure.
- Provisional sums and “to be confirmed” items. These are how fixed-price budgets become open-ended invoices. Every element should be specified and priced before work starts.
- No written contract. Every commercial fit out must have a written contract specifying scope, price, programme, payment terms, and dispute resolution. Verbal agreements have no legal standing.
- Unusually low prices. A quote that is significantly lower than two others is not a bargain — it is an incomplete scope. Ask the contractor to explain exactly what has been excluded to achieve the lower price.
- Pressure to start without designs or consents. Starting work before designs are finalised or planning consent obtained is a common cause of expensive changes on site and regulatory enforcement action.
10 Questions to Ask Your Edinburgh Shop Fitter Before Signing
Before signing any contract with a commercial fit out contractor in Edinburgh, ask these questions. A professional, experienced contractor will answer all of them clearly and without hesitation:
We answer all ten of these questions at every initial consultation — without hesitation. If you are planning a shop fit out in Edinburgh, call us on 07474 785944 for a free site visit and no-obligation quote. We work across retail, hospitality, healthcare, and office sectors throughout Edinburgh and Central Scotland. View our shop fitting service page →
Frequently Asked Questions — Shop Fitting Edinburgh
How much does a shop fit out cost in Edinburgh in 2026?
Shop fit out costs in Edinburgh in 2026 range from £8,000–£20,000 for a basic retail refresh up to £45,000–£120,000+ for a full bespoke commercial fit out. A standard full Cat B retail fit out for a 50m² unit typically costs £15,000–£30,000. Café and restaurant fit outs cost more — typically £30,000–£80,000 for front-of-house, and up to £100,000+ when a full commercial kitchen is included. All costs are influenced by unit size, finishes specification, sector, and Edinburgh-specific factors such as conservation area requirements.
Who does shop fitting in Edinburgh?
MA Property Maintenance Edinburgh is a specialist commercial fit out and shop fitting company serving Edinburgh, Leith, Morningside, Portobello, Fife, Perth, Dundee, Stirling, and all surrounding areas. With over 17 years of commercial experience, we complete retail, café, restaurant, office, hospitality, and healthcare fit outs for businesses of all sizes — from a 20m² takeaway unit to a 500m² restaurant. We manage the entire process from design and consents through to handover and certification. Call 07474 785944 for a free site visit.
How long does a shop fit out take in Edinburgh?
A basic retail refresh takes 1–2 weeks on site. A standard commercial fit out takes 3–6 weeks on site. A full café or restaurant fit out with commercial kitchen takes 6–10 weeks on site. These on-site durations do not include the pre-start period for design, ordering of bespoke joinery, and obtaining planning or building warrant consents — which typically adds 4–10 weeks to the overall programme. MA Property Maintenance Edinburgh provides a written project programme at quote stage showing your confirmed on-site start date and handover date.
Do I need planning permission for a shop fit out in Edinburgh?
Internal fit outs generally do not require planning permission. However, changes to the shopfront, external signage, external cladding, or the external appearance of the building in a conservation area require planning consent from Edinburgh City Council — and Edinburgh has an unusually large number of conservation areas. Listed buildings (Category A or B in Scotland) require listed building consent for most alterations, including some internal works. A building warrant is required for structural alterations. MA Property Maintenance Edinburgh identifies all consent requirements at survey stage and manages all applications on your behalf.
What is included in a commercial fit out in Edinburgh? ▾
A full commercial fit out from MA Property Maintenance Edinburgh includes: strip-out and disposal of the existing fit out; structural alterations (partition walls, openings, floor and ceiling works); electrical first and second fix including lighting design, data and emergency lighting; plumbing for sinks, WC, kitchen and bar connections; gas works where applicable (Gas Safe registered); ventilation and extraction for commercial kitchens; flooring (LVT, porcelain, vinyl or timber); wall tiling; bespoke joinery (counters, shelving, seating); decorating; signage; and all commissioning certificates at handover.
What is the difference between a Cat A and Cat B fit out?
A Category A (Cat A) fit out brings a commercial space to a basic shell-and-core standard — raised floors, suspended ceilings, basic HVAC distribution, electrical distribution board, and fire detection. Cat A is typically completed by the landlord before a tenant takes possession. A Category B (Cat B) fit out is the full occupier fit out — bespoke joinery, branded finishes, lighting design, kitchen installation, IT cabling, partition walls, and décor that transforms the space into a working, trading premises. When Edinburgh businesses commission a shop fitter, they are almost always commissioning a Cat B fit out.
Does MA Property Maintenance Edinburgh do café and restaurant fit outs?
Yes. MA Property Maintenance Edinburgh completes café, coffee shop, restaurant, and takeaway fit outs across Edinburgh and Central Scotland. Our commercial team manages the full scope: strip-out, commercial kitchen installation (including ventilation canopy, extraction ductwork, gas safe pipework, stainless steel fabrication, and commercial drainage), front-of-house service counter, bar, seating joinery, tiling, flooring, LED and pendant lighting, and shopfront signage. We are experienced in Edinburgh City Council’s building standards requirements for commercial food premises and can advise on food business registration and premises licensing requirements.
How do I get an accurate quote for a shop fit out in Edinburgh?
Getting an accurate shop fit out quote requires a site visit and detailed brief — not a phone call and a square metre price. MA Property Maintenance Edinburgh provides free, no-obligation site visits for all commercial fit out enquiries. We survey the unit, assess shell condition and services, discuss your brief and brand requirements, and provide a fully itemised fixed-price quote within five working days. Call us on 07474 785944, email Info@mapropertymaintenanceedinburgh.co.uk, or request a quote online →
Can you work around our existing trading hours to minimise disruption?
Yes. For refurbishment projects where a business is partially trading during the fit out, MA Property Maintenance Edinburgh can phase the works to protect trading areas and schedule noisy or disruptive works outside trading hours. We have extensive experience of phased fit outs in Edinburgh city centre locations where the business must continue to operate throughout. This is discussed and planned in full at the project programme stage before work begins.
Planning a Shop Fit Out in Edinburgh?
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