Tools
Run the numbers before the tour.
Two calculators we use in first conversations with tenants: how much office space a team needs, and which of two lease offers actually costs less.
01 · Office space estimate
How much office do you need?
Start from the people in on a typical peak day, not total headcount. The result is a planning range; a test-fit plan of a real floor gives the final number.
Estimated rentable area
—sq ft
- Seats on a peak day
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- Usable area
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- Usable area per seat
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Planning ratios we use, in usable square feet per seat on a peak day:
- Mostly open plan
- 125–175 sq ft
- Balanced: open plus offices
- 175–225 sq ft
- Mostly private offices
- 225–300 sq ft
Assumptions: usable area per seat by workplace style as listed; rentable area adds the load factor. General planning guidance only.
02 · Lease comparison
Which offer really costs less?
Headline rent rarely tells the whole story. Enter two offers to compare total cost over the term and effective rent: the net cost per square foot per year after free rent and the allowance.
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- A · Base rent over the term
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- A · Operating expenses
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- A · Improvement allowance
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- A · Net occupancy cost
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- A · Effective rent, $/SF/yr
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- B · Base rent over the term
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- B · Operating expenses
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- B · Improvement allowance
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- B · Net occupancy cost
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- B · Effective rent, $/SF/yr
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This calculator needs JavaScript. The method: add base rent for each month after the free-rent period, with escalations each year; add operating expenses; subtract the allowance; divide by area and years for effective rent.
Assumptions: escalations apply on each lease anniversary; operating expenses rise 3% a year; free rent is taken at the start; no discounting. The defaults are illustrative, not quotes.
03 · Next step
Turn the estimate into options.
Send the requirement and our leasing team will come back with spaces that fit, priced so you can compare them the same way.
Start a requirement
Tell us what the business needs.
Share the size, location and timing. Our leasing team will come back with spaces that fit, and the terms side by side.