Office Space for 100 People in Midtown

What the 175 square feet actually absorbs

The allowance is not a desk measurement. A workstation and its chair take a small fraction, and the rest disappears into conference rooms, phone rooms, the pantry, reception, storage and circulation. What changes at a hundred people is that the shared rooms scale with headcount instead of running ahead of it, which is why 175 holds from about fifty people up.

• Plan above 175 when leadership wants private offices, when clients come through often enough to need reception and a waiting area, or when the work carries secure rooms.
• Plan below 175 when attendance is genuinely staggered and desks are booked rather than assigned, or when a pre-built floor already carries the meeting rooms.
• Hold at 175 otherwise. It is the standard we plan every floor on our book against.

What a hundred desks cost here, and against the city

17,500 square feet at the $104.50 midpoint across the matching floors is $1,828,750 a year, about $152,396 a month, roughly $1,524 per desk. That is $29.50 over the $75 citywide median across our book, so at this headcount the two Midtown floors that fit you cost about 39% more than the middle of our book, and the premium a Midtown address is supposed to carry shows up in full in this size band.

Midtown as a whole asks more than the two floors that fit you: the four we represent run $79 to $130 around a median of $125, about 67% above our citywide number, or $182,292 a month on this footprint.

Rent is not what leaves the account. Electric adds $2 to $4 per square foot per year, $35,000 to $70,000 here, before cleaning, after-hours HVAC and escalations. Free rent, the improvement allowance and an escalation cap move the effective number further than the headline does.

What the floor plan has to hold at a hundred

One room has to seat leadership plus visitors, and three or four more absorb the meetings that fill a company this size. We plan a phone room for every twelve to fifteen people, so seven or eight, and a pantry large enough to double as the all-hands space, which the architect should check against the place of assembly filing New York triggers at seventy-five people.

A hundred people on one floor is realistic in Midtown in a way it is not in the loft submarkets south of it, since this is the deepest supply of large full plates in the city. Two floors works, and costs a second pantry, a second front door and a stair the landlord may not permit.

The 17,500 is rentable, and nobody sits in rentable feet. At the 15-25% loss factors ordinary in this stock it leaves 13,125 to 14,875 usable, or 131 to 149 square feet a head, and splitting across two floors compounds that because each carries its own core. Walk the plate before you plan a room where a column turns out to be.

A hundred and fifty people, and the lease that survives them

A hundred becomes a hundred and fifty faster than most plans admit, and 150 at the same allowance is 26,250 square feet, $2,743,125 a year and about $228,594 a month at $104.50. Half again the rent on a floor that cannot stretch, usually in year three or four of a term signed today. The rights below cost nothing at signature and cannot be bought later.

• Term. Seven to ten years buys the improvement allowance and free rent that pay for the buildout. Five years preserves flexibility and gives up both.
• Expansion. A right of first offer on contiguous space is granted far more readily than a fixed-price option and costs nothing to hold. Ask which neighboring floors roll during your term.
• Sublease. Get consent written as not to be unreasonably withheld, keep affiliate transfers outside it, and argue about sublease profit while you have leverage.
• Security. Expect 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.

What is on our book right now at this size in Midtown

277 Park Avenue [Partial 40th Floor] is the largest floor on our Midtown book and the only one that clears the model footprint: 19,097 square feet at $130, $2,482,610 a year and about $206,884 a month. It runs 1,597 feet over the model footprint, priced $55 over our citywide median and $5 over Midtown's own. Our planning number reads it as 109 desks, 136 on dense benching and 85 with private offices, and it comes built and furnished with 17 offices, 8 meeting rooms, 4 conference rooms and 52 workstations already in place.

1700 Broadway [Entire 26th Floor] asks $79 across 13,266 square feet, $1,048,014 a year and about $87,335 a month, furnished with a conference room in place and views. Condition counts against a construction calendar: two to four weeks after signing, against ten to sixteen for a fit-out. It holds 76 at our standard and 95 on dense benching, so a hundred people sit at about 133 square feet a head.

Our Midtown availability runs four floors, 7,092 to 19,097 square feet, and the other two are out of range here: 8,230 feet at 45 West 45th Street, 7,092 at 520 Madison Avenue asking $125, roughly 47 and 41 desks. Plates this size trade quietly, so tell us when you need keys and we will run the market.