Serviced Office vs Fitted Conventional Office in Singapore: What 24 People Really Pay

Research reviewed 21 October 2026 · Singapore · All amounts in Singapore dollars, before GST

A serviced office and a fitted conventional office are both ready to move into. They are priced differently, they give each person a different amount of space, and only one of them carries stamp duty and legal fees. This guide compares them with real figures from one building, Guoco Tower, for a team of 24 over three years (36 months).

CBD Grade A rents rose 1.0% in the third quarter of 2026 and vacancy reached a near three-year low (JLL, 28 September 2026), so ready-to-use space is in demand.

Research reviewed 21 October 2026. All amounts are in Singapore dollars and exclude GST. They are asking figures, not quotations; confirm each one in writing.

The short answer

On these figures, 24 people cost about S$91,000 less over 36 months in a serviced office (S$691,200) than in a fitted conventional office (S$782,506 including stamp duty), and about S$32,000 less cash before move-in. The two cost the same at about S$906 per person per month. The serviced office is cheaper because it uses less space per person (900 sq ft against 1,453 sq ft), not because the rate per square foot is lower: it is higher.

The figures we use

24 people over 36 months

Cash before move-in is S$32,116 lower in the serviced office. GST is added to both and is excluded here.

You pay more per square foot but use less space

A serviced office costs about 43% more per square foot (S$21.33 against S$14.90) but needs about 38% less space for the same team. A serviced suite is smaller because reception, pantry, phone booths and most meeting rooms are shared with other occupiers; a fitted conventional office holds them inside the unit. That is why the price per person, the area per person and what is inside the space matter more than the price per square foot.

How the answer moves with the serviced office price

Our Tanjong Pagar flexible listings start between S$650 and S$900 per person per month. For 24 people over 36 months, against the S$782,506 fitted conventional total:

The prices are starting rates in different buildings, set against one Guoco Tower unit, so read the table as a guide to the break-even of about S$906, not a like-for-like quotation.

Costs only one option carries

• Stamp duty: payable on a lease, not on a serviced office licence agreement. For the three-year lease in this example, stamp duty is 0.4% of the total rent (IRAS), which is S$3,117. See IRAS: Renting a Property.
• Legal and admin fees: none for preparing a serviced office licence agreement. In a conventional lease the tenant typically bears the landlord’s legal fees for preparing the lease.
• Deposit: two months’ fee for a serviced office; typically three to six months’ gross rent for a conventional lease.
• Condition and handback: Guoco Tower’s fitted units are offered as-is, where-is, so check the condition and what you must reinstate at the end of the lease. Our Tenant’s Resources page explains reinstatement.

Which fits when

• A serviced office tends to fit when your headcount may change, you need to be working within days or weeks, you want no fit-out or handback, and you accept a smaller private suite with shared facilities.
• A fitted conventional office tends to fit when you can commit for the term, you want more space per person and your own meeting rooms and pantry, and you want control of layout and security.

How to compare your own options

1. Fix the headcount and the term.
2. Get the area in square feet for each option and divide by the workstations.
3. Convert each price to a monthly cost per person.
4. Add the costs only one option carries: stamp duty, legal fees, deposit months.
5. Compare the total over your term and the cash you pay before you move in.

Our total cost calculator does the arithmetic with your own quotes, and our office space calculator helps size the space. For lease terms and what to negotiate, see our conventional office guide. For a Grade A building comparison, see Guoco Tower vs CapitaSpring.

Common questions

Is a serviced office cheaper than a fitted conventional office in Singapore?

On these figures, yes. For 24 people over 36 months, a serviced office at S$800 per person costs S$691,200, against S$782,506 for the fitted conventional unit including stamp duty. The two are equal at about S$906 per person per month. The serviced office suite is smaller: 900 sq ft against 1,453 sq ft.

Is stamp duty payable on a serviced office agreement?

No. A serviced office agreement is a licence, not a lease, so lease stamp duty does not apply. For the three-year lease in this example, stamp duty is 0.4% of the total rent, which is S$3,117.

Are there legal or admin fees for a serviced office agreement?

No fee is charged for preparing the licence agreement. For a conventional lease, the tenant typically bears the landlord’s legal fees.

How much is the deposit?

A serviced office deposit is two months’ fee, which is S$38,400 here. A conventional lease typically needs three to six months’ gross rent; at three months it is S$64,949. Both are refundable subject to the agreement.

How much space does a serviced office give me?

We assume 900 sq ft for 24 people, which is 37.5 sq ft per person, against 60.5 sq ft per workstation in the fitted unit. Shared facilities sit outside the suite. Confirm each centre’s suite size.

Is GST added to rent and serviced office fees?

Yes, GST is added to both and is excluded from every figure here. Confirm each quote.

Does Find Your Next Office charge tenants an advisory fee?

No tenant advisory fee is payable for our office-search service. We are paid by landlords or operators in most transactions. Confirm the terms for your own case when you enquire.