Turn construction cost data into commercial intelligence.

costify turns your BoQs, CSAs and tender returns into a private, structured cost database.

Cyber Essentials Plus certified
Never used to train shared AI models
No shared data pool

Backed by Innovate UK BridgeAI and The Alan Turing Institute

Every project arrives in a different shape.

Your history is the best benchmark you have. But reclassifying a BoQ against your framework takes days, so it stays in the folder and your most experienced people keep re-keying it by hand.

Bill 6 Doors and Windows rev B.xlsx
ABCDEF
4BILL NO. 6
5DOORS & WINDOWS
7ItemDescriptionQty.UnitUnit RateAmount (£)
10DOORS (08 11 13)
12Supply and install doors including frame and sub-frame, ironmongery, complete; all in accordance with the Drawings and Specification
14ATo Door-Overall size 2000 x 2200 mm high.38No.1,150.0043,700.00
16BTo Door-Overall size 1000x 2200 mm high.52No.585.0030,420.00
19Aluminum windows (08 51 13)
23CCurtain wall glazing860.00m2172.00147,920.00
Page 1
Bills of quantities
Trade sections, preambles and spacer rows, laid out for printing, not for analysis.
Facade Pricing Schedule - Contractor return 03.26.xlsx
ABCD
89BMeasured Works
911.0Level 02 - Atrium
941.1CW-201: STICK CURTAIN WALL TO ATRIUM - WEST ELEVATION
951.1.1CW-201 Flat stick curtain wall to atrium at Level 02412m2
961.1.2Separate allowance for large format double glazed units, laminated inner pane, solar control coating412m2
971.1.3Extra over CW-201 for FS-200 fire stop and smoke seal to slab edge96m
991.2CW-202: STICK CURTAIN WALL TO ATRIUM - EAST ELEVATION
1001.2.1CW-202 Flat stick curtain wall to atrium at Level 02 and 03388m2
Pricing schedules
Five levels of numbering, and the context for every line lives in the headings above it.

Harbour Yard Offices
Cost Summary Analysis, Issue 3CSA-03 · 14.04.26

Ref	Element	Total £	£/m² GIA
1	Substructure	1,412,600	96.10
2	Superstructure	11,986,400	815.40
3	Internal finishes	1,974,300	134.31
4	Fittings, furnishings & equipment	1,322,800	89.99
5	Services	10,815,200	735.73
8	External works	2,207,500	150.17
	Building works estimate	29,718,800	2,021.69
	Main contractor preliminaries (14%)	4,160,632	283.04

Excludes VAT, professional fees and client contingency.Page 2 of 14

Cost summaries

Lump sums by element, locked in a PDF, with no breakdown behind them.

Tender returns
Three contractors, three layouts, and "Incl. in 3.2" where a number should be.

Final Account Statement
Variation register (scanned copy)FA-07

VO	Description	Status	£
VO-014	Additional SFS to level 3 core	Agreed	12,4OO
VO-015	Omit porcelain tiles to WC 2.04	Agreed	(3,120)
VO-016	Dayworks: out of hours deliveries	Pending	TBC
VO-017	Revised drainage to car park	Pending	28,950
VO-018	Client change: reception joinery	Disputed	41,200

Signed for and on behalf of ............3 / 9

Final accounts

Variations in a scanned PDF, where an O can pass for a 0.

Bill 6 Doors and Windows rev B.xlsx
ABCDEF
4BILL NO. 6
5DOORS & WINDOWS
7ItemDescriptionQty.UnitUnit RateAmount (£)
10DOORS (08 11 13)
12Supply and install doors including frame and sub-frame, ironmongery, complete; all in accordance with the Drawings and Specification
14ATo Door-Overall size 2000 x 2200 mm high.38No.1,150.0043,700.00
16BTo Door-Overall size 1000x 2200 mm high.52No.585.0030,420.00
19Aluminum windows (08 51 13)
23CCurtain wall glazing860.00m2172.00147,920.00
Page 1
Bills of quantities
Trade sections, preambles and spacer rows, laid out for printing, not for analysis.
Facade Pricing Schedule - Contractor return 03.26.xlsx
ABCD
89BMeasured Works
911.0Level 02 - Atrium
941.1CW-201: STICK CURTAIN WALL TO ATRIUM - WEST ELEVATION
951.1.1CW-201 Flat stick curtain wall to atrium at Level 02412m2
961.1.2Separate allowance for large format double glazed units, laminated inner pane, solar control coating412m2
971.1.3Extra over CW-201 for FS-200 fire stop and smoke seal to slab edge96m
991.2CW-202: STICK CURTAIN WALL TO ATRIUM - EAST ELEVATION
1001.2.1CW-202 Flat stick curtain wall to atrium at Level 02 and 03388m2
Pricing schedules
Five levels of numbering, and the context for every line lives in the headings above it.

Harbour Yard Offices
Cost Summary Analysis, Issue 3CSA-03 · 14.04.26

Ref	Element	Total £	£/m² GIA
1	Substructure	1,412,600	96.10
2	Superstructure	11,986,400	815.40
3	Internal finishes	1,974,300	134.31
4	Fittings, furnishings & equipment	1,322,800	89.99
5	Services	10,815,200	735.73
8	External works	2,207,500	150.17
	Building works estimate	29,718,800	2,021.69
	Main contractor preliminaries (14%)	4,160,632	283.04

Excludes VAT, professional fees and client contingency.Page 2 of 14

Cost summaries

Lump sums by element, locked in a PDF, with no breakdown behind them.

Tender returns
Three contractors, three layouts, and "Incl. in 3.2" where a number should be.

Final Account Statement
Variation register (scanned copy)FA-07

VO	Description	Status	£
VO-014	Additional SFS to level 3 core	Agreed	12,4OO
VO-015	Omit porcelain tiles to WC 2.04	Agreed	(3,120)
VO-016	Dayworks: out of hours deliveries	Pending	TBC
VO-017	Revised drainage to car park	Pending	28,950
VO-018	Client change: reception joinery	Disputed	41,200

Signed for and on behalf of ............3 / 9

Final accounts

Variations in a scanned PDF, where an O can pass for a 0.

Bill 6 Doors and Windows rev B.xlsx
ABCDEF
4BILL NO. 6
5DOORS & WINDOWS
7ItemDescriptionQty.UnitUnit RateAmount (£)
10DOORS (08 11 13)
12Supply and install doors including frame and sub-frame, ironmongery, complete; all in accordance with the Drawings and Specification
14ATo Door-Overall size 2000 x 2200 mm high.38No.1,150.0043,700.00
16BTo Door-Overall size 1000x 2200 mm high.52No.585.0030,420.00
19Aluminum windows (08 51 13)
23CCurtain wall glazing860.00m2172.00147,920.00
Page 1
Bills of quantities
Trade sections, preambles and spacer rows, laid out for printing, not for analysis.
Facade Pricing Schedule - Contractor return 03.26.xlsx
ABCD
89BMeasured Works
911.0Level 02 - Atrium
941.1CW-201: STICK CURTAIN WALL TO ATRIUM - WEST ELEVATION
951.1.1CW-201 Flat stick curtain wall to atrium at Level 02412m2
961.1.2Separate allowance for large format double glazed units, laminated inner pane, solar control coating412m2
971.1.3Extra over CW-201 for FS-200 fire stop and smoke seal to slab edge96m
991.2CW-202: STICK CURTAIN WALL TO ATRIUM - EAST ELEVATION
1001.2.1CW-202 Flat stick curtain wall to atrium at Level 02 and 03388m2
Pricing schedules
Five levels of numbering, and the context for every line lives in the headings above it.

Harbour Yard Offices
Cost Summary Analysis, Issue 3CSA-03 · 14.04.26

Ref	Element	Total £	£/m² GIA
1	Substructure	1,412,600	96.10
2	Superstructure	11,986,400	815.40
3	Internal finishes	1,974,300	134.31
4	Fittings, furnishings & equipment	1,322,800	89.99
5	Services	10,815,200	735.73
8	External works	2,207,500	150.17
	Building works estimate	29,718,800	2,021.69
	Main contractor preliminaries (14%)	4,160,632	283.04

Excludes VAT, professional fees and client contingency.Page 2 of 14

Cost summaries

Lump sums by element, locked in a PDF, with no breakdown behind them.

Tender returns
Three contractors, three layouts, and "Incl. in 3.2" where a number should be.

Final Account Statement
Variation register (scanned copy)FA-07

VO	Description	Status	£
VO-014	Additional SFS to level 3 core	Agreed	12,4OO
VO-015	Omit porcelain tiles to WC 2.04	Agreed	(3,120)
VO-016	Dayworks: out of hours deliveries	Pending	TBC
VO-017	Revised drainage to car park	Pending	28,950
VO-018	Client change: reception joinery	Disputed	41,200

Signed for and on behalf of ............3 / 9

Final accounts

Variations in a scanned PDF, where an O can pass for a 0.

Chapter 1 of 5 · Sort

Upload it messy. Get it back sorted.

Upload anything
Excel, PDF, BoQs, CSAs and tender returns, exactly as they are.
Rebuild the hierarchy
Bills, sections and preambles become a tree, so every line keeps the headings above it.
Classify every line
Each item is mapped to NRM1 or your own framework, with its headings in view.
Regroup by element
Trade bills become elemental cost data you can total, compare and benchmark.

Classified to NRM1: 8 lines, 3 elementsSample data

ABCDEF

4GENERAL BUILDING WORKS

6ItemDescriptionQty.UnitUnit RateAmount (£)

Page 1

3L1GENERAL BUILDING WORKS, BILL B-4

7L2CONCRETE (03 30 00)

89L3Supply and place insitu concrete including formwork, reinforcement and curing; all in accordance with the Drawings and Specification

14L2METALS (05 12 00)

17L2DOORS & WINDOWS (08 11 13)

1819L3Supply and install doors and aluminum windows including frame, sub-frame and ironmongery, complete

23L2FINISHES (09 65 00)

DescriptionNRM1QtyUnitRateTotal

1 SUBSTRUCTURE2 entries£139,692.00

2 SUPERSTRUCTURE4 entries£1,086,990.00

3 INTERNAL FINISHES2 entries£230,790.80

Trench fill foundations, C25 concrete1.1.1186m³£142.00£26,412

Ground bearing slab, 250mm, C32/401.1.31,180m²£96.00£113,280

Structural steel frame, fabricate and erect2.1.1214t£2,850.00£609,900

Composite metal deck slab, 150mm2.2.13,460m²£84.50£292,370

Curtain walling, aluminium, incl. brackets2.5.1990m²£160.00£158,400

Internal door, 1000 x 2200mm, incl. ironmongery2.8.147nr£560.00£26,320

Carpet tiles to offices, incl. underlay3.2.12,960m²£34.75£102,860

Static-dissipative resilient flooring to technical rooms3.2.11,240m²£103.17£127,931

Total, ready to benchmark£1,457,472.80

Chapter 2 of 5 · Classify

Fluent in every taxonomy that matters.

The same bill, read once. Pick the framework your team, your client or your board works in and watch every line regroup. Nothing is re-keyed.

Classify this bill to

Or your own framework. We build a knowledge bank around the codes your firm already uses.

Site works bill8 lines · classified to NRM1Sample data

DescriptionNRM1QtyUnitRateTotal

›1 SUBSTRUCTURE2 entries£92,820.00

›2 SUPERSTRUCTURE1 entry£609,900.00

›8 EXTERNAL WORKS5 entries£424,691.00

›5 EXCAVATING AND FILLING2 entries£50,820.00

›11 IN-SITU CONCRETE WORKS1 entry£68,880.00

›15 STRUCTURAL METALWORK1 entry£609,900.00

›34 DRAINAGE BELOW GROUND1 entry£121,464.00

›35 SITE WORKS2 entries£227,555.00

›36 FENCING1 entry£48,792.00

›E EARTHWORKS2 entries£50,820.00

›F IN SITU CONCRETE1 entry£68,880.00

›I PIPEWORK: PIPES1 entry£121,464.00

›M STRUCTURAL METALWORK1 entry£609,900.00

›R ROADS AND PAVINGS2 entries£227,555.00

›X MISCELLANEOUS WORK1 entry£48,792.00

›400 ROAD RESTRAINT SYSTEMS1 entry£48,792.00

›500 DRAINAGE AND SERVICE DUCTS1 entry£121,464.00

›600 EARTHWORKS2 entries£50,820.00

›700 PAVEMENTS1 entry£143,080.00

›1100 KERBS, FOOTWAYS AND PAVED AREAS1 entry£84,475.00

›1700 STRUCTURAL CONCRETE1 entry£68,880.00

›1800 STRUCTURAL STEELWORK1 entry£609,900.00

›03 CONCRETE1 entry£68,880.00

›05 METALS1 entry£609,900.00

›31 EARTHWORK2 entries£50,820.00

›32 EXTERIOR IMPROVEMENTS2 entries£227,555.00

›33 UTILITIES1 entry£121,464.00

›34 TRANSPORTATION1 entry£48,792.00

Strip topsoil average 150mm deep and stockpile on site8.1.26,400m²£4.20£26,880

Excavate for foundations, not exceeding 2m deep1.1.1840m³£28.50£23,940

In situ concrete C32/40 in bases1.1.1410m³£168.00£68,880

300mm concrete storm drain in trench, 1.5 to 2m deep8.6.11,260m£96.40£121,464

Precast concrete kerb, half battered, bedded and backed8.2.12,180m£38.75£84,475

Asphalt surface course, 40mm8.2.19,800m²£14.60£143,080

Structural steelwork, fabricate and erect2.1.1214t£2,850.00£609,900

Steel vehicle safety barrier, single sided8.4.1760m£64.20£48,792

Site works bill classified to RICS New Rules of Measurement 1. Sample data.
Group	Description	Code	Total
1 Substructure	Excavate for foundations, not exceeding 2m deep	1.1.1	£23,940
1 Substructure	In situ concrete C32/40 in bases	1.1.1	£68,880
2 Superstructure	Structural steelwork, fabricate and erect	2.1.1	£609,900
8 External works	Strip topsoil average 150mm deep and stockpile on site	8.1.2	£26,880
8 External works	300mm concrete storm drain in trench, 1.5 to 2m deep	8.6.1	£121,464
8 External works	Precast concrete kerb, half battered, bedded and backed	8.2.1	£84,475
8 External works	Asphalt surface course, 40mm	8.2.1	£143,080
8 External works	Steel vehicle safety barrier, single sided	8.4.1	£48,792

Sample mapping for illustration. NRM1 and MasterFormat shown at item level, NRM2 at work-section level, CESMM4 at class level, MMHW at series level.

Rate search: Type a description and get a range in seconds: min, P25, median, P75 and max, with the sample size shown so you know how far to trust it.
Composite metrics: Any rate over any denominator. £/m² GIA, £/MW, £/key, £/km. Save the query and run it again in one click.
Project and element totals: How much did concrete cost on the last job? Totals by any mapped taxonomy, without re-summing a spreadsheet.
Audit trail: Every rate traces back to its parent element, package, sheet tab and original description. When a number is challenged, the answer is immediate.
Knowledge banks: We build classification rules with your team. Once live, every upload applies your standards automatically, and you own the ruleset.

Chapter 3 of 5 · Check

Your team checks it.

See what needs a look
High-confidence lines go straight through. Medium and low confidence lines wait for you.
Read why
Every code comes with its reasoning and the alternatives that were considered.
Keep, change or search
Accept it, pick an alternative or search the full code list.
It gets sharper
costify learns your organisation’s classification preferences from the decisions your team validates. Your data is never used to train shared AI models.

Classification validationAll 8 lines validated · 6 automatic, 1 kept, 1 changedSample data

Source hierarchyBILL B-4 › FINISHES (09 65 00)

Static-dissipative resilient flooring to technical rooms

Quantity: 1,240.00
Unit: m²
Rate: £103.17
Total: £127,930.80

Current classification

3.2.1Finishes to floorsValidated by you

Why this classification

The line describes a resilient floor finish to technical rooms. NRM1 3.2.1 Finishes to floors covers resilient sheet and tile coverings, and static-dissipative flooring is a functional variant of these.

3.2.2 Raised access floors was considered and rejected: this is the finish itself, not a platform floor.

Confidence is medium because "technical rooms" sometimes signals a specialist flooring system.

Source hierarchyBILL B-4 › DOORS & WINDOWS (08 11 13)

Curtain walling, aluminium, incl. brackets

Quantity: 990.00
Unit: m²
Rate: £160.00
Total: £158,400.00

Current classification

2.5.1External enclosing wallsChanged by you

Why this classification

The bill lists this line under DOORS & WINDOWS, which points to 2.6 Windows and external doors.

But curtain walling is a complete wall system rather than an opening within a wall. NRM1 places curtain walling in 2.5 External walls.

Confidence is medium because the source heading and the description disagree.

All 8 lines validatedReady to benchmark. Every decision is recorded in the audit trail.

Chapter 4 of 5 · Compare

Then compare like with like.

Line up your projects
Comparable schools, offices or data centres from your own portfolio, by NRM1 element.
Exclude what skews it
Leave out an element for any project, like abnormal piling or off-site highway works. The benchmark recalculates without it.
Rebase by location and inflation
A 2024 Manchester job and a 2026 Bristol one, compared on the same basis.
Use the metric your client uses
£/m² GIFA or £/pupil place here. £/MW, £/key and £/km for data centres, hotels and roads.

Project comparison3 projects · £/m² GIFA (total ÷ GIFA)2 elements excludedRebased: London, Q3 2026

£/m² GIFA by NRM1 element for three schools, with two element costs excluded and every project rebased to London, Q3 2026. Demo data.
Element	Brightwater AcademyBrightwaterGIFA 10,400 m²London · Q3 2026	Cedarbrook Learning CampusCedarbrookGIFA 16,200 m²London · Q3 2026	Skymeadow STEM SchoolSkymeadowGIFA 18,700 m²London · Q3 2026	Benchmarkmean of included
1 Substructure	£85.12	£91.52	£101.42Excluded: abnormal piling	£88.32
2 Superstructure	£1,003.68	£1,027.69	£1,081.88	£1,037.75
3 Internal finishes	£167.67	£166.58	£151.52	£161.93
4 Fittings, furnishings and equipment	£125.09	£112.76	£119.25	£119.03
5 Services	£879.07	£959.17	£924.30	£920.85
8 External works	£272.94Excluded: off-site highway works	£187.63	£132.12	£159.87
Total	£2,260.63	£2,545.36	£2,409.06	£2,487.75

Demo data. Pupil places, location factors and inflation indices are illustrative.

Chapter 5 of 5 · Export

Then take it anywhere.

Export in one click
Clean, classified Excel and CSV, structured the same way every time.
Straight into Power BI
The export is built for Power BI, so dashboards run on consistent data.
Delivered to your data platform
API access and delivery to your data lake or warehouse, set up for you on request.
Ready for your AI
Structured, validated cost data is what makes AI answers worth trusting.

Bill B-4, classified to NRM18 lines validated

1 Substructure
2 Superstructure
3 Internal finishes
1.1.1Trench fill foundations, C25 concrete
1.1.3Ground bearing slab, 250mm, C32/40
2.1.1Structural steel frame, fabricate and erect
2.2.1Composite metal deck slab, 150mm
2.5.1Curtain walling, aluminium, incl. brackets

Excel and CSV exportIncluded

NRM1	Description	Total
2.1.1	Structural steel frame, fabricate and erect	£609,900
2.5.1	Curtain walling, aluminium, incl. brackets	£158,400
3.2.1	Static-dissipative resilient flooring to technical rooms	£127,931

Power BIBuilt for it
£33Substructure
£259Superstructure
£55Internal finishes

API, data lake and warehouseOn request

{ "project": "Bill B-4",
  "nrm1": "2.5.1",
  "description": "Curtain walling, aluminium, incl. brackets",
  "quantity": 990, "unit": "m2",
  "total": 158400, "validated": true }

Your AI toolsIllustrative
What did we pay for curtain walling per m²?
£160.00/m² on Bill B-4, coded 2.5.1 External walls and validated by your team.

Built for everyone who prices construction.

Build the cost database your competitors do not have.

Every project you deliver is a data asset. costify structures your project history, rates, packages and benchmarks into a private database that grows with your business.

What did we pay for rainscreen cladding on our last five office jobs?

Sample data

What did we pay for rainscreen cladding on our last five office jobs?
Leeds, offices, 2023	£388/m²
Bristol, offices, 2023	£401/m²
Manchester, offices, 2024	£412/m²
Reading, offices, 2024	£379/m²
Glasgow, offices, 2025	£395/m²

Median £395/m² across 5 projects

Answer client questions with your own evidence.

Every cost plan, tender report and benchmark study your practice has produced is raw material. Turn messy CSAs into a proprietary asset, not an industry average.

Is this tender’s structural steel rate high?

Sample data

Is this tender’s structural steel rate high?
This tender	£2,850/t
Your P25 to P75	£2,610 to £2,790/t
Comparable projects	14

2.2% above your P75: worth a query

Cost intelligence you can defend.

When you commission construction, build an evidence base from your own capital programme and procurement history, rather than someone else’s averages.

What should the next primary school cost per m² GIFA?

Sample data

What should the next primary school cost per m² GIFA?
Your schools, last 6 years	9 projects
Range, rebased to today	£2,180 to £2,640/m²
Median	£2,410/m²

Median £2,410/m², rebased to today

The same structured data feeds Power BI dashboards and gives your AI initiatives a foundation they can trust.

Your data stays yours.

Built to enterprise security standards from day one, because a cost database is only valuable if it stays private.

Backed by

Innovate UK BridgeAI
The Alan Turing Institute

Reduction in manual data transformation: 92%
Worth of projects transformed: £2bn+

Never used to train shared AI models
Your data is processed for your organisation and nobody else.
No shared pool
Benchmarks are built entirely from your own portfolio.
Cyber Essentials Plus
Certified. ISO 27001 alignment in progress.

Start building your own cost intelligence database.

See costify working on a sample of your own documents.

Book a demo Or email hello@costify.ai

Turn construction cost data into commercial intelligence.

Every project arrives in a different shape.

Bills of quantities

Pricing schedules

Cost summaries

Tender returns

Final accounts

Upload it messy. Get it back sorted.

Fluent in every taxonomy that matters.

Your team checks it.

Static-dissipative resilient flooring to technical rooms

Curtain walling, aluminium, incl. brackets

Then compare like with like.

Then take it anywhere.

Built for everyone who prices construction.

Build the cost database your competitors do not have.

Answer client questions with your own evidence.

Cost intelligence you can defend.

Your data stays yours.

Start building your own cost intelligence database.