Gaffbee Commercial · Office space
HQ buildings, upper-floor suites, studios and business-park space — with size, rent per sq ft, service charge and rateable value on every listing.
From a two-desk studio above a high street to a fitted floor in a city-centre tower, office requirements are driven by headcount, commute and lease flexibility. Compare cost per sq ft alongside service charge and rates before you shortlist.
Headline rent is only part of it. Add the service charge, business rates and any fit-out amortisation, then divide by the number of desks the floor plate realistically holds — usually 80–110 sq ft per person for open plan, more once you allow for meeting rooms.
Most conventional office leases run three to ten years with a tenant break at the mid-point. Shorter terms and rolling breaks cost more per sq ft but protect you if headcount changes. Check whether the lease is inside or outside the Landlord and Tenant Act 1954 security of tenure provisions.
Since April 2023 commercial premises in England and Wales generally cannot be let with an EPC below E, and the minimum is expected to tighten. A poor rating can also mean high running costs, so ask for recent utility bills alongside the certificate.
A common planning figure is 80–110 sq ft per person for mostly open-plan working, rising towards 150 sq ft once you allow for generous meeting rooms, breakout and storage. Hybrid teams often plan on desks for 50–70% of headcount.
It is your share of running the building — common parts cleaning, lifts, reception, security, buildings insurance and maintenance. It is charged in addition to rent and typically quoted per sq ft per year. Ask for the last two years of actual figures, not just the budget.
Serviced space bundles rent, rates, fit-out, internet and cleaning into one monthly fee with short notice periods, which suits growing or uncertain teams. A conventional lease is usually cheaper per desk once you are above roughly 15–20 people and want your own space.
The occupier is normally liable. The rateable value shown on a listing is the Valuation Office Agency's assessment; your bill is that figure multiplied by the relevant multiplier, less any relief such as small business rate relief.
