Compare a conventional Grade A lease against a fully serviced / flex suite over your commitment term, on a like-for-like cost basis. Every figure is an editable indicative assumption — replace them with your own quotes. All figures exclude GST unless otherwise stated.
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The full commitment over your term, broken into its parts. Bars are scaled to the larger total — the longer bar is the more expensive option.
Cash out before you move in — the number that matters most for growing companies preserving capital. Deposits are refundable at term end.
A cost comparison isn’t a like-for-like space comparison. Here’s what typically sits inside each option.
Everything sits within your own demised space — you design, fit out and pay for all of it.
Your private suite is smaller; most amenities are shared with other tenants in the centre.
*In enterprise-grade flex suites, selected facilities — a private pantry, dedicated meeting rooms, phone booths or a secure IT room — can be built or customised within your own suite, giving a larger private footprint in return for a higher fee. Our advisory team can help you calibrate the right balance of private and shared space for your organisation.
| Team size | 1 year | 3 years | 5 years |
|---|---|---|---|
| 10–25 people | Flex usually favoured | Flex usually favoured | Compare |
| 26–50 people | Flex usually favoured | Compare | Conventional may improve |
| 51–100 people | Compare | Conventional may improve | Conventional often favoured |
| 100+ people | Project-specific | Conventional often favoured | Conventional often favoured |
A serviced/flex fee bundles operational items a conventional tenant arranges and pays for separately.
| Item | Conventional lease | Serviced / flex |
|---|---|---|
| Furniture | Tenant | Included |
| Internet & telecoms | Tenant | Included |
| Utilities | Tenant | Included |
| Cleaning | Tenant | Included |
| Facilities management | Tenant | Included |
| Meeting rooms | Tenant fit-out | Included / on-demand |
| Fit-out | Tenant CapEx | Included (standard) |
| Reinstatement | Tenant | Included (standard) |
| Lease flexibility | Typically 3–5 years; negotiated | Shorter terms commonly available |
| Expansion options | Negotiated | Subject to adjoining availability |
“Included (standard)” refers to standard flex suites; customised enterprise suites may involve additional setup costs.
This calculator is a guide only. It provides a high-level, indicative estimate of the overall costs involved in occupying office space, based on the assumptions you enter. It is not financial advice, a valuation, or a formal quotation, and actual costs will vary by building, floor, term, incentives and negotiation. Please confirm all figures with our advisory team and during technical and commercial due diligence before making any decision.
Both columns are modelled on an all-in basis: the conventional total includes rent (net of the rent-free period, with optional annual escalation and landlord fit-out contribution), operating costs, net fit-out and reinstatement; the flex total is the all-inclusive licence fee. Deposits are refundable and shown as upfront cash, not sunk cost. Gross rent is assumed to include the service charge; operating cost covers utilities, cleaning, facilities management and in-suite IT. All figures exclude GST unless otherwise stated.
For serviced / flex, standard fit-out and reinstatement are generally included, subject to the operator’s proposal; customised enterprise suites may involve additional setup costs.
