Office Space for 100 People in Bryant Park

Why 175 square feet a head holds at this size

The 175 is not a measurement of a desk. A workstation and its chair take a small share of it, and the rest goes to conference rooms, phone rooms, reception, the pantry, storage and circulation. The allowance holds at a hundred people because shared rooms have stopped outrunning headcount: a twenty-person company pays for a conference room a hundred-person company also pays for, spread across five times the heads. From about fifty people up the ratio flattens, and 175 is where it settles.

Plan above it when leadership expects private offices, when clients come through often enough to need a real reception, or when the work needs rooms that lock. Plan below it when attendance is genuinely staggered and desks are booked rather than owned. Run the alternative before you tour, because the money is real: a hundred people planned at 150 square feet each fit inside 15,000, and the 2,500 feet saved is worth $162,500 a year at $65 a foot.

The one floor that fits, and what it costs

One floor on our Bryant Park book takes a hundred people, and nothing sits behind it. The other three we carry here run 4,109, 6,928 and 7,500 square feet, which is 23, 40 and 43 desks. This is not a shortlist. It is one address.

1450 Broadway, entire 4th floor: 17,296 square feet at $65 per square foot per year, $1,124,240 a year and about $93,687 a month, roughly $946 per desk. At our planning ratio it reads as 99 desks, 204 square feet short of the model footprint and one person short of a hundred, a rounding difference rather than a problem, but one to raise before a space plan gets drawn. Our client describes the building as delivering a redesigned lobby, upgraded systems and 24/7 concierge service. Our own record lists hardwood floors and carries no floor plan, so the internal layout is a tour question and a test fit belongs early rather than late.

It is also the same building as the entire 40th floor we carry at 4,109 square feet, worth knowing for a company expecting to need a second, smaller room inside the term.

Running the monthly number on any floor

New York quotes rent annually per rentable square foot, so the monthly figure is one multiplication and one division: annual rent per square foot times square footage, divided by twelve. On this floor, 17,296 times $65 is $1,124,240, and $1,124,240 divided by twelve is $93,687. On the 17,500 square foot model footprint at the same $65, it is $1,137,500 and $94,792.

One dollar of asking rent is worth $17,296 a year here, about $1,441 a month. Five dollars a foot is $86,480 a year and $432,400 across a five-year term.

Against the medians this floor is cheap twice over. At the $75 median across the 49 floors on our book, 17,500 square feet would run $1,312,500 a year and $109,375 a month, so $65 saves about $175,000 a year, roughly 13%. Against Bryant Park's own $96 median it saves around $543,000 a year on the model footprint, because a hundred-person requirement never gets to shop a submarket median. Blocks this size take a per-foot discount everywhere in Manhattan, since very few tenants can absorb them, and that discount is most of why the only floor that fits is also the cheapest in its neighborhood.

What the rent leaves out, and the feet you never occupy

Rent is not the outflow. Electric typically adds $2 to $4 per square foot per year, $34,592 to $69,184 on this footprint, before cleaning, after-hours HVAC, insurance and the escalations.

Then subtract from the size itself, because nobody sits in rentable feet. At the 15% to 25% loss factors ordinary in this stock, 17,296 rentable leaves roughly 14,702 to 12,972 usable, which is 147 to 130 square feet a person rather than 175. Ask for the loss factor in writing and for a measured plan, since two floors quoted at the same rentable size can differ by a thousand usable feet, and a thousand feet at this headcount is six people of program.

A hundred people also need specific rooms: one seating leadership plus visitors, three or four more for the meetings a company this size generates all day, a phone room for every twelve to fifteen people, and a pantry big enough for an all-hands, which is where the architect checks the place of assembly filing New York triggers at seventy-five people. Order the test fit before signing, not after. On a floor with no plan on our record, it is the most useful thing you can buy early.

What we push on, and planning for a hundred and twenty-five

The headline moves least on a deal this size. A fixed 3% escalation, the standard landlord ask, adds about $33,727 to year two on the $1,124,240 base and compounds after that, carrying $65 to roughly $73 a foot by year five and averaging near $69 across the term, so capping it as a stated percentage rather than an index is worth more than several dollars off the ask. One month of free rent is worth $93,687 here, and three months across sixty takes about 5% off the blend. Four rights cost nothing at signature and cannot be bought back later.

• Term. Seven to ten years buys a real improvement allowance and free rent, and a hundred-person fit-out needs both. Five years keeps flexibility and gives up both.
• Expansion. A right of first offer on contiguous or nearby space is granted far more readily than a fixed-price option. Ask which floors in the building roll during your term.
• Sublease. Consent not to be unreasonably withheld, affiliate transfers carved out, and the split of any sublease profit settled now rather than when you need it.
• Security. A letter of credit scaled to the landlord's money in the space, plus a good guy guarantee, with a burn-down after two clean years.

A hundred becomes a hundred and twenty-five sooner than most hiring plans admit, and 125 at the same allowance is 21,875 square feet, which our Bryant Park book cannot currently supply. Tell us your keys date and we will run the wider market alongside this floor.