Companies for Interior Design: Unboxing White Boxing

In the dynamic world of commercial real estate, preparing spaces for new tenants is both a science and an art. A crucial concept gaining prominence in this space is white boxing — a practical and aesthetic solution that sits at the intersection of construction and interior design. For businesses and property developers looking to maximise the appeal and functionality of commercial units, understanding white boxing is essential. This is especially true for companies for interior design who are increasingly called upon to implement these transitional spaces.


What Is White Boxing?
White boxing, sometimes referred to as white boxing-out, is the process of preparing a commercial space to a clean, neutral, and lease-ready condition. Unlike unfinished grey shells or fully-fitted turnkey handovers, white-boxed units strike a balance — offering prospective tenants a blank canvas, without burdening them with demolition or costly preliminary alterations. It includes essential structural and mechanical work to ensure a space is safe, compliant, and visually neutral. The result is a unit that is clean, polished, and ready for tenants to customise according to their brand and operational needs.

For companies for interior design, white boxing provides a foundational canvas from which fully personalised spaces can emerge. It allows designers to work within clear parameters while accommodating the tenant’s specific vision and business requirements.


Key Features of a White-Boxed Space
A white-boxed space is distinguishable by a set of standardised elements that make it both functional and visually neutral. These features typically include:

• Primed or painted walls, usually in white or a soft neutral palette.
• Basic lighting fixtures or ready-to-wire electrical infrastructure.
• Finished or levelled flooring — often polished concrete.
• Functional HVAC systems with ductwork and climate controls in place.
• Code-compliant restrooms that meet local regulations.
• Basic fire safety systems such as sprinklers or extinguishers.
• Either suspended ceilings or open-plan ceilings, prepped for fit-out.

These components ensure the space is safe and operational, while still offering flexibility for a future tenant’s design aspirations. For companies for interior design, such preparation means faster project mobilisation and clearer collaboration between landlord and tenant.


White Boxing vs Other Handover Options
White boxing is often compared to two other methods: grey shell and turnkey fit-outs. In a grey shell, spaces are handed over in an unfinished state — lacking flooring, ceilings, and often even HVAC systems. In contrast, turnkey fit-outs involve a fully completed space, customised to the specific tenant before handover.

What makes white boxing distinct is its neutrality. It avoids the waste of generic fit-outs that might not suit incoming tenants, while still reducing the effort required to bring a grey shell up to operational readiness. It offers flexibility without compromise, making it an ideal mid-point solution in many commercial leasing scenarios.


Why Landlords Choose to White Box Spaces
Landlords increasingly opt for white boxing as a strategic leasing tool. One of the most significant advantages is reduced vacancy time. Clean, presentable spaces attract a broader range of potential tenants and enable faster decisions, especially for businesses eager to set up shop without extensive delay.

Moreover, white boxing mitigates the risk of investing in bespoke finishes that may not align with future tenants’ tastes or operational needs. It also strengthens a property’s marketability — real estate brokers find white-boxed units far easier to showcase than raw spaces or overly specific fit-outs.

For companies for interior design, this trend signifies a shift toward more collaborative roles during early-stage property preparation. We’re seeing increasing partnerships between landlords and designers to ensure these white-boxed environments are not only compliant but aspirational.


Benefits for Tenants
From the tenant’s perspective, white boxing brings significant benefits. Firstly, it allows for full customisation, enabling businesses to design spaces tailored to their brand identity, functional workflow, and customer experience. With fewer legacy features to remove or work around, tenants save time and money in the initial phases of their fit-out.

The visual neutrality of white-boxed spaces also helps tenants visualise possibilities more clearly. When a space is clean and ready for fit-out, it encourages creativity and confidence in investment.

For companies for interior design, these benefits also streamline the design process. With a standardised starting point, timelines can be accelerated, and clients can focus on high-impact design decisions rather than overcoming inherited obstacles.


Cost Considerations and Who Pays
The cost of white boxing varies depending on location, market demand, and the building’s existing condition. Key elements like HVAC systems, drywall, lighting, and restrooms can collectively range from a few thousand to well over £100,000 for larger spaces.

Who covers the cost is generally dictated by lease terms and market conditions. In competitive areas where tenant demand is high, landlords may fund the white boxing process to make their property more attractive. In less saturated markets, these costs may be negotiated or passed on to tenants.

Regardless of the arrangement, clear contractual agreements are essential. This is where companies for interior design often step in, advising on budgeting and ensuring that the scope of work aligns with both parties’ expectations and statutory requirements.


White Boxing and Property Value
White boxing doesn’t just prepare a space — it enhances the perceived value of the property. Presentable, well-prepared units command stronger rental rates and are less likely to linger unleased. Additionally, a white-boxed space allows for consistent property portfolio branding, especially for landlords managing multiple commercial sites.

From a valuation perspective, properties with higher occupancy rates and faster turnover typically achieve higher appraisals. This positions white boxing not just as a leasing tool but as a broader asset management strategy.


When Not to White Box
Despite its benefits, white boxing isn’t a one-size-fits-all solution. In some cases — particularly for highly specialised businesses or government-regulated facilities — a custom fit-out from the outset may be more appropriate.

Similarly, if a short-term lease is in place, the cost of white boxing may not be justifiable. In these instances, companies for interior design must carefully assess whether a lighter touch or shell-and-core handover better suits the project’s goals.


Final Thoughts
White boxing has emerged as a powerful tool in commercial property development, bridging the gap between landlord readiness and tenant personalisation. It offers a win-win approach that accelerates leasing timelines, enhances design freedom, and strengthens property value. For forward-thinking landlords and tenants, collaborating with trusted companies for interior design can make all the difference in unlocking the potential of a white-boxed space.

If you’re considering white boxing a commercial property or planning your next office fit-out, contact Turnkey Interiors. We’re here to help you create a space that works — from the white box to your finished vision.