2015 lab construction
continued from page 3
BASIS FOR CALCULATING
Construction costs used to calculate
the numbers include all hard construction on a gross square foot (gsf) basis.
As a test, imagine raising the building
and turning it upside down; whatever
doesn’t fall out is part of the hard con-
struction cost. For our purposes, along
with the base building construction,
these costs include: walls, doors, ceilings,
systems, lighting, elevators and building
automation systems. For a lab building,
construction costs also include: lab fur-
niture, fume hoods, biosafety cabinets
and laminar flow hoods, major built-in
equipment such as sterilizers, walk-in
rooms, large glassware or cagewasher and
rackwasher, built-in cabinetry, sliding
walls or partitions used to subdivide large
spaces and food service equipment. The
pathways, conduits, cable trays and termi-
nation panels for information technology
(IT) and telecom systems are included.
The actual cabling and local devices and
computers aren’t included.
We included landscaping and utilities
to five feet outside the building line. The
numbers also cover general contractor’s
overhead and profit or construction manager’s fee and general conditions. It’s also
customary and prudent to include a design
contingency in the construction cost.
Our numbers omit the following major
• FF&E (furniture, fixtures and equip-
ment) costs. These include desks, worksta-
tions, chairs, conference room furniture,
furniture for common or break areas, file
cabinets, coat hooks, artwork and more.
• Moveable and benchtop equipment.
• I T, telecom, computer cabling and the
• Audiovisual equipment.
In addition this report doesn’t include
so-called “soft costs”, such as:
• Architect/engineer design service fees
and consultant fees.
• Construction change orders and owner’s contingency.
• Legal fees.
• Permits and filing fees.
• Unpredictable costs, such as land,
financing, moving and relocation costs
associated with renovations.
Cost indexing is based on construction costs in the New York Tri-State
Metropolitan Area. This analysis includes
parts of New York, New Jersey and
Connecticut within 50 to 75 miles of midtown Manhattan. All boroughs of New York
City (Manhattan, Brooklyn, Queens, Bronx
and Staten Island) are excluded from the
base cost index because of higher labor rates
and logistical costs. A separate index has
been prepared for New York City. While the
costs in the outer boroughs are slightly less
than those in Manhattan, they are all above
the 100 index point.
The indexed regional and international
costs are based on the following components: analysis of market conditions,
national review of project construction
costs, regional labor rates and productivity factors. Any regional variations can be
attributed to labor cost and productivity
For data on major international locations and selected domestic markets, please
turn to page 7 and reference Figure 4.
2015 new R&D facility construction costs by facility type
Building type 2014 $/gsf 2015 $/gsf
Biomedical facility 449 - 469 462 - 483
Animal research facility 556 - 607 572 - 625
Toxicology facility 494 - 556 508 - 572
Chemistry research facility 494 - 546 508 - 561
Biology research facility 453 - 484 466 - 498
Analytical chemistry facility 377 - 418 388 - 430
Software development lab 331 - 364 341 - 375
Hardware development lab 397 - 439 409 - 451
GMP production facility
Class 10,000 556 - 653 572 - 672
Class 1,000 725 - 834 774 - 858
Class 100 920 - 1,050 947 - 1,080
BSL- 3 484 - 525 498 - 540
BSL- 4 525 566 540 - 583
Greenhouse 337 - 406 346 - 417
K- 12 biology/chemistry teaching lab 375 - 449 386 - 462
Advanced physical science research facility 535 - 746 551 - 768
Nanotechnology research facility 696 - 910 716 - 936
Figure 3: New research facility construction costs are based on the NY/Tri-State metro area. Baseline
costs can be adjusted to select U.S. and international locations by applying the percentage factors in
Figure 4. Source: HLW International LLP, Faithful+Gould
▲ COST FORECAST METHODOLOGY
HLW International and Faithful+Gould have collaborated to show the cost trends of the 2015 market. The
purpose of this report is to assist those involved in research facility planning, design and construction in
benchmarking probable facility construction costs. This document is a benchmarking tool and isn’t designed
to replace a detailed cost estimate prepared during the course of a specific project. The latter measure is
extremely critical. This report is intended to help establish targets and to measure subsequent progress. The
two firms have employed a multifaceted approach when generating the new forecasts. A methodology was
employed for developing the updated costs by facility type, which included the following elements:
• In-house cost indexes representing HLW and Faithful+Gould research facility projects.
• Review of nationally published cost data.
• Review and analysis of labor rate and productivity data.