Quick Answer: What Does Kitchen Rental Cost?
Prices vary by city and kitchen type. London is 2-3x more expensive than regional cities.
Kitchen Rental Costs by City
Prices vary significantly by location. Here's what you'll pay in major UK cities:
| City | Hourly | Daily | Monthly |
|---|---|---|---|
| London Highest prices, strongest delivery demand. Zone 1-2 premium, Zone 3-4 more affordable. | £25-80 | £200-600 | £2,500-8,000 |
| Manchester Best value major city. Strong delivery market, growing food scene. | £18-50 | £150-400 | £1,500-4,000 |
| Birmingham Very competitive rates. Good delivery demand in city centre. | £15-45 | £120-350 | £1,200-3,500 |
| Leeds Affordable with solid delivery coverage. Growing food entrepreneur scene. | £15-40 | £100-300 | £1,000-3,000 |
| Bristol Mid-range pricing. Strong food culture and delivery adoption. | £18-50 | £140-380 | £1,400-3,800 |
| Liverpool Most affordable major city. Baltic Triangle popular for food businesses. | £15-40 | £100-300 | £1,000-2,800 |
| Glasgow Competitive rates. Strong local food delivery market. | £15-40 | £100-280 | £1,000-2,800 |
| Edinburgh Higher than Glasgow. Festival season creates seasonal demand spikes. | £18-50 | £130-350 | £1,300-3,500 |
* Prices are indicative ranges based on market data. Actual prices vary by specific kitchen, equipment, and terms.
Costs by Kitchen Type
Different kitchen setups have different cost structures. Choose based on your volume and needs:
Shared/Commissary Kitchen
Best for: Testing concepts, low volume, catering
Dedicated Dark Kitchen
Best for: Delivery brands, 50+ orders/day
Cloud Kitchen Hub
Best for: Multi-brand operators, tech-focused
Build Your Own
Best for: High volume, 200+ orders/day
Hidden Costs to Watch For
Rent is just the start. Budget for these additional costs when planning your kitchen business:
Pro tip: Get all costs in writing before signing any agreement. Ask specifically about utilities, cleaning, waste disposal, and what happens if equipment breaks down.
Utilities
Often included in monthly rent, but check. Gas-heavy cooking = higher costs.
Insurance
Public liability (£5M minimum), product liability, equipment coverage.
Delivery Platform Fees
Deliveroo, Just Eat, Uber Eats take commission. Factor into menu pricing.
Packaging
Containers, bags, labels. Branded packaging costs more but builds loyalty.
Cleaning
Often included, but deep cleaning may be extra. Check contract.
Waste Disposal
Commercial waste collection. May be shared cost in multi-tenant facilities.
Equipment Maintenance
Usually landlord responsibility, but check for wear-and-tear clauses.
Licences & Permits
Food business registration (free), food hygiene cert (£30-100), late-night licence if needed.
Real Monthly Cost Examples
Budget Dark Kitchen (Manchester)
Single brand, 30-50 orders/day
- Kitchen Rent£1,500
- Insurance£200
- Packaging£300
- Waste Disposal£80
- Total Fixed Costs£2,080/month
+ delivery platform fees (25-35% of orders) + food costs (30-35%)
Premium Dark Kitchen (London)
Multi-brand, 100+ orders/day
- Kitchen Rent£4,500
- Insurance£350
- Packaging (branded)£600
- Waste Disposal£150
- Marketing/Promos£500
- Total Fixed Costs£6,100/month
+ delivery platform fees (25-35% of orders) + food costs (30-35%)
How to Reduce Your Kitchen Costs
Start with hourly rental to test your concept
Don't commit to monthly rent until you've validated demand. £15-40/hour for a few shifts per week lets you test before scaling.
Look outside Zone 1-2 in London
Zone 3-4 kitchens cost 40-50% less while still serving the same delivery radius. Park Royal, Croydon, and East London offer the best value.
Negotiate longer-term contracts for lower rates
12-month agreements typically get 10-20% discounts vs month-to-month. But only commit once you're confident in the location.
Build direct ordering to reduce platform fees
Every direct order saves 25-35% in platform fees. Even getting 20% of orders direct significantly improves margins.
Share a kitchen with complementary businesses
If you only need evening shifts, find a caterer who needs mornings. Split the monthly rent and both save money.
James Mitchell
Ghost Kitchen Operations Director & Industry Expert
With 15 years in the food service industry, James Mitchell has managed operations for multiple ghost kitchen networks across the UK. He specializes in delivery-only kitchen models, kitchen equipment procurement, and helping startups scale their food businesses efficiently.
Areas of Expertise
Credentials
- MBA in Hospitality Management
- Former Operations Director at major ghost kitchen operator
- Food Hygiene Level 4 Certified
- 15+ years food service industry
- Managed 20+ dark kitchen locations
Kitchen Rental Costs: FAQ
How much does it cost to rent a commercial kitchen in the UK?
UK commercial kitchen rental costs range from £15-80/hour for shared spaces, £100-600/day for full-day hire, or £800-8,000/month for dedicated units. London is most expensive (£25-80/hour), while Liverpool and Leeds offer the best value (£15-40/hour). Prices include basic utilities and equipment in most cases.
What is the cheapest way to rent a commercial kitchen?
The cheapest option is hourly rental at a shared commissary kitchen, starting from £15/hour outside London. This works for low-volume operations, testing concepts, or catering businesses. For higher volume, monthly dedicated space (£1,000-1,500/month in regional cities) becomes more cost-effective than hourly rates.
How much does a dark kitchen cost in the UK?
Dark kitchen (ghost kitchen) rentals in the UK cost £1,500-4,500/month for dedicated units, or £800-1,200/month for smaller spaces in regional cities. London dark kitchens range from £2,500-8,000/month depending on size and location. Setup costs add £500-2,000 for deposits and initial equipment.
Are utilities included in commercial kitchen rental?
Most monthly rentals include utilities (gas, electricity, water) in the price. Hourly rentals typically include utilities too. However, always confirm in writing - some landlords charge separately for high gas usage (common in Asian cuisine) or peak electricity periods. Budget £200-800/month if utilities are separate.
What hidden costs should I watch for when renting a kitchen?
Key hidden costs include: delivery platform fees (25-35% per order), packaging (£200-600/month), insurance (£150-400/month), and waste disposal (£50-150/month). Also watch for security deposits (typically 1-2 months rent), cleaning fees, and equipment maintenance clauses. Get all costs in writing before signing.
Is it cheaper to rent or build a commercial kitchen?
Renting is significantly cheaper upfront. Building your own kitchen costs £40,000-120,000+ for equipment and fitout, plus 3-6 months for permits. Renting starts from £1,000/month with immediate availability. Build only makes sense at very high volume (200+ orders/day) where you need full control and can amortise costs over years.