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 modelled as recoverable cash, subject to the agreement, deductions, settlement and refund timing.
A cost comparison isn’t a like-for-like space comparison. Here’s what typically sits inside each option.
Illustrative arrangement: confirm which facilities are inside the demise, which are building-common, and who provides and pays for them.
Illustrative arrangement: confirm private-suite area, dedicated amenities, shared facilities and usage allowances in the actual proposal.
*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.
Headcount alone does not determine the lower-cost option. Keep the intended term and requirements consistent, then enter each proposal’s fees, fit-out needs, incentives and exit obligations. For fitted conventional space, enter only the works actually required. For enterprise flex, confirm which facilities are private, shared or charged separately. Test alternative terms and negotiated rates; this model does not automatically apply economies of scale.
Use this checklist to confirm what each written proposal includes, its usage limits and any additional charges. A fitted conventional unit may include existing items; flex inclusions vary by product and agreement.
| Item | Conventional lease | Serviced / flex |
|---|---|---|
| Furniture | Tenant | Confirm inclusion and limits |
| Internet & telecoms | Tenant | Confirm inclusion and limits |
| Utilities | Tenant | Confirm inclusion and limits |
| Cleaning | Tenant | Confirm inclusion and limits |
| Facilities management | Tenant | Confirm inclusion and limits |
| Meeting rooms | Tenant fit-out | Confirm allowance and extra usage |
| Fit-out | Tenant CapEx | Confirm scope and charges |
| Reinstatement | Tenant | Confirm scope and charges |
| Lease flexibility | Typically 3–5 years; negotiated | Shorter terms commonly available |
| Expansion options | Negotiated | Subject to adjoining availability |
Enter any additional setup, recurring or exit costs from the proposal in the optional flex inputs above.
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.
This model covers the cost categories shown: 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 includes base fees, optional annual base-fee escalation, recurring extras, setup and exit costs. Deposits are modelled as recoverable cash and shown separately from consumed occupancy cost. Recovery is subject to deductions, settlement and refund timing; financing costs and lost deposits are not calculated. 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.
Optional charges depend on the actual proposal. For example, IWG Global Terms, March 2026, sections 3.1 and 3.6–3.10, address deposit recovery, activation, indexation, restoration and additional services. These are not universal charges across all operators. Confirm the product, location, house rules and agreement.
Taxes/duties, legal fees and moving costs are excluded unless accounted for separately. Compare quotations on the same tax basis and consult IRAS lease-duty guidance where applicable. For a whole-suite flex quote, divide its monthly base fee by the intended workstation count; the model does not infer volume discounts.
