Turnkey office fit-out: the Kytom design and build method

Kytom positions Design & Build against separate trades to hold schedule and budget on tertiary floors. Figures below come from Kytom delivery data and are cross-checked with the INSEE construction index and the French Tertiary Decree (ADEME).

Kytom anchors cost ranges in the Kytom Observatory (CC BY 4.0) and benchmarks them against the INSEE all-trades index. Energy targets stay aligned with the Tertiary Decree (−40% by 2030, ADEME).

A Kytom design and build assignment covers your entire project, from the functional brief to the Office Manager handover. We deliver five contractualised blocks: usage assessment and energy audit, architectural design with photorealistic 3D renderings, detailed costing by work package, works execution managed by a single site manager, and turnkey delivery with snag clearance within 15 days.

The single contract transfers interface risk to Kytom: one price, one schedule, one ten-year liability. Your CFO makes decisions on a firm budget from signing; your Office Manager has an operational point of contact from assessment to after-sales. This offer is aimed at floors of 200 to 5,000 sqm. Beyond that, we apply a specific phasing with dedicated project management. The scope is costed on the basis of a programme validated by a committee bringing together the CFO, HR and Office Manager, not on specifications frozen from the outset.

Our method unfolds in four contractualised stages, over three months on average.

1. Usage assessment (2 to 3 weeks). Survey of the existing premises, workstation count with a target of 0.7 to 1 workstation per employee in flex mode, flow analysis and energy audit.
2. Design and space planning (4 to 6 weeks). 2D plans, 3D renderings, detailed costing by work package, acoustic report with minimum sound reduction of solid partitions ≥ 39 dB, validation by the CFO, HR and Office Manager committee.
3. Works execution (8 to 10 weeks). Single site manager across all trades, weekly reporting, guarantees from qualified companies.
4. Delivery and handover. Snag clearance within 15 days, Office Manager handover over 2 half-days, satisfaction survey six months after delivery.

Our network of approved partners secures supplies of glazed partitions, acoustic furniture and DALI lighting meeting the lighting requirements for indoor workplaces.

The design and build versus separate work packages decision is not about the works price per sqm, but about the total carrying cost, rent included.

Typical case: 800 sqm floor, rent 350 EUR/sqm/year, double lease during works.

• With separate work packages: 22 weeks on average, i.e. 5.1 months of double rent = 119,000 EUR.
• With Kytom design and build: 12 weeks, i.e. 2.8 months = 65,000 EUR.
• Avoided rent: 54,000 EUR, i.e. 4.5% of the works budget at 1,500 EUR/sqm, without touching the works price itself.

Added to this is budget control: our contractual commitments limit variations, whereas fragmented operations often expose you to significant overruns during the works. On a budget of 1,200,000 EUR, the gap represents several tens of thousands of euros of unspent contingency. Employees express high satisfaction six months after delivery, particularly on floors incorporating demanding acoustic treatment and differentiated zones.

1. Usage assessment
   In 2 to 3 weeks, we survey the existing premises, count workstations (target 0.7 to 1 workstation per employee in flex mode), analyse flows and audit consumption. Deliverable: a costed functional brief and an ADEME-compliant energy audit.
2. Design and commitment
   In 4 to 6 weeks, 2D plans, photorealistic 3D renderings, detailed costing by work package, acoustic report compliant with the requirements applicable to workspaces. Validation by the CFO, HR, Office Manager committee, then firm price and contractual schedule under guarantees from qualified companies.
3. Works and delivery
   Over 8 to 10 weeks, a single site manager oversees all trades (400+ approved partners), weekly reporting. Snag clearance within 15 days, Office Manager handover, employee satisfaction above 85% at six months.