Full-Service Office Space for Lease in NYC: What It Includes and How We Deliver It

Full-service office space means two things in New York, and a startup usually wants both. In lease language, a full-service gross lease puts the building's operating costs, taxes and insurance inside the rent. In listings, full service describes the floor: prebuilt, furnished, wired and ready to use. Nomad finds floors that are both, negotiates the lease, and coordinates whatever work remains before move-in. A floor that is already fitted typically has a team at its desks two to four weeks after the lease is signed. Some costs still sit outside the rent, so we price them before you sign. A first shortlist can be ready within 24 hours.

Rather have a broker answer it for your team?Tell us team size and timing. A broker reaches out within the hour during business hours.

Send full-service floors

Updated 2026-10-03 · Nomad Group

What a full-service lease covers, and what still sits outside the rent

Full service or not, the Manhattan norm is modified gross with a base year. The rent you are quoted includes the building's operating expenses, real estate taxes and insurance as they stand in the first year. Electricity is normally a separate line, somewhere around $2 to $4 per square foot annually. Base rent typically steps up 2.5 to 3 percent annually. From year two you also pay your share of any rise in the building's costs over the base year. Gross lease vs net lease defines the types.

What fully fitted means for a team that wants no construction project

Prebuilt. The landlord has already built the floor to a move-in standard, so there is no buildout to design, file or wait for.
Furnished. Desks, chairs and meeting room furniture are in place, so there are no furniture lead times.
Wired. Cabling is installed and the floor is ready for your internet service.

A floor can be one of these without the others, so we ask for an inventory of each space. Where a floor is prebuilt but empty, or needs a room added, our construction management team can scope the work and the weeks it adds before you commit.

What Nomad does on a full-service search, from brief to move-in

Send us three numbers: the size of the team, the month you want to move, and a ceiling for monthly rent. A broker reaches out within the hour during business hours.
We send furnished and prebuilt floors that fit, each with its size and published asking rent. A first shortlist can be ready within 24 hours.
We tour three to five floors with you, usually in one afternoon.
We line the landlords' offers up on the same footing and negotiate the letter of intent: rent, term, free rent, security and what the floor comes with.
We work through the lease alongside your attorney and hold the landlord to the agreed terms.
We coordinate what remains before move-in: any landlord work, furniture gaps and the handover.

Nomad also offers agency leasing and owner representation, so one disclosure belongs here. If we happen to be the owner's leasing agent for a building you shortlist, that makes the firm a dual agent, which New York permits only with informed consent from landlord and tenant alike. On your search, we work for you.

The serviced route: Flex by Nomad

For a company that wants the services arranged as well, Flex by Nomad is a furnished private floor where the wiring is done and our own operations staff handle cleaning, restock the pantry and answer support calls. Terms typically run 12, 24 or 36 months. It is a real lease on your own floor, priced per square foot, not a desk membership.

The live floors on this page are the furnished and prebuilt ones on our list. The furnished floors page keeps the full set.

Who pays the broker on a full-service lease

In most transactions the landlord pays the broker fee. Which party pays on your deal is fixed by that deal's lease and commission paperwork, so ask us before the first tour. Ask in the same conversation what a broker would have you sign before a furnished floor is shown, whichever firm you use.

Furnished and prebuilt floors available now

Live from our listings · 6 of the 24, cheapest first

24 floors we list are furnished or prebuilt, so a team can move in without running its own buildout. They run from 2,500 to 19,097 square feet, asking $44 to $135 per square foot per year.

Floors: 24
Sizes: 2,500-19,097 sq ft
Asking rent: $44-$135 / sq ft

All 24 furnished and move-in-ready floors →

The full guide

This page is the short answer. The long one, with the numbers worked through, is here:

Is a full-service office lease all-inclusive?

No. The rent covers the building's costs at base-year levels and, on a furnished floor, the fit-out and furniture already in place. Electricity, yearly rent steps and increases over the base year can still be billed. Ask for each in writing on every floor you consider.

Do we need a full-service floor if we have fewer than 15 people?

Maybe not yet. Coworking desks run about $800 to $1,400 apiece per month and tend to be the cheaper route for teams under about 15. Past roughly 20 people the per-person cost of a private floor is usually lower. In between, the specific deals decide, and we can price both.

What is the shortest term on a furnished private floor?

Twelve months is achievable, and 24 or 36 is more common. The price of a shorter commitment is a higher rate per square foot, since the fit-out and furniture have fewer months to pay for themselves.

Talk to a broker

Want this answered for your team?

Tell us three things: team size, timing, budget. A first shortlist can be ready within 24 hours, with the asking rent on every floor that publishes one.

Within the houra broker reaches out during business hours, no automated triage
On your sidewe work for you on your search, and the landlord usually pays our fee
Open pricingasking rent published for 46 of 49 floors, size and address for all
300+ officesdelivered in New York, 2M+ sq ft leased

Or call 646-688-3158