Pre-Negotiated Lease Deals: Terms Set in Advance, and the Ones You Can Still Change

A pre-negotiated lease deal is an office offered as a package: the landlord or operator has already decided the build, the furniture and most business terms, so a tenant accepts or adjusts a finished offer instead of negotiating from a blank page. In Manhattan these deals exist mainly on pre-built floors, where landlords publish a standard rent and term, and on flexible products such as Flex by Nomad. They help a tenant on a deadline, because construction and much of the paperwork are settled. Pre-negotiated only tells you where the landlord chose to start, though. We test each package against the market before you accept it.

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Check a packaged deal for me

Updated 2026-10-03 · Nomad Group

Already settled when the deal reaches you

The space: built, and delivered as it stands.
The furniture, where it is included.
An opening rent and a standard term.
Often a lease form the landlord has used on its other suites, which shortens the legal stage.

With no construction exhibit and no approval cycle for drawings, two slow parts of a conventional deal are gone before you start.

The short list that still moves for a tenant on a deadline

A deadline limits how long you can negotiate, so spend the time where it pays.

Free rent at the start of the term.
The length of the term, and a renewal option with the rent method agreed.
The deposit, and a reduction after a period of on-time payment.
Who owns the furniture at expiry.
Condition items: a walk-through before signing, cabling ready on day one, air conditioning during the hours you work.

These cost a landlord little to give and are hard to recover once you have possession. The negotiation guide takes each in turn.

How quickly a lease can be signed this way

A conventional lease takes three to five weeks from offer to signature, most of it attorneys exchanging drafts. A packaged deal can be shorter, because fewer terms are open and there is no work letter. No lease signs itself, though: your attorney still reads the document, and the landlord still reviews your financials.

Once signed, a furnished or pre-built floor is usually occupied within two to four weeks. If your date is fixed, say so in the first message, and the shortlist comes back sorted by realistic possession.

How we check a package before you accept it

We convert the offer to net effective rent, which spreads the free months across the term, and set it against what a raw floor with an allowance would cost over the same period. We read the as-is, furniture and restoration language, because that is where these deals turn expensive. And we bring what we know of what the building has conceded before.

On your search, we work for you. We also run Flex by Nomad, so where a package is our own product we say so. Nomad leases some buildings for their owners too. If one of those is on your shortlist, that is dual agency, and New York requires both sides to give informed consent. Either way, you weigh the package against the others on the same figures. The floors below are the furnished and prebuilt ones we list, where packaged terms are most common.

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 pre-negotiated office lease a better deal than one negotiated from scratch?

Not automatically. The package saves time, and its price reflects construction and furniture the landlord has already paid for. On a short commitment that is often worth it. On a long one, a raw floor with free rent and an improvement allowance can cost less over the term. Compare the two on net effective rent.

Who benefits most from a deal with terms set in advance?

A tenant whose date is fixed: a lease running out, a team that has outgrown its space mid-year, a company arriving in New York. It also suits a small company with no appetite for a long negotiation. It suits less well a tenant with time to spare and a plan that needs its own layout.

Can we ask for changes if we need to sign within two weeks?

Yes, if you ask for few things and ask early. Put the requests into the letter of intent, where changing a number costs a sentence. Reopening terms once the lease draft is circulating is what turns two weeks into six.

What is the difference between a pre-built lease and Flex by Nomad?

A pre-built is leased from the landlord, and you run the office yourselves. Flex by Nomad is a private floor delivered furnished, wired and serviced, with the term usually set at 12, 24 or 36 months. The pre-built entry sets the two beside a custom buildout.

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

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