Office Space for 100 People in NoMad

What 175 square feet a person has to cover

A hundred workstations and their aisles take well under half of 17,500 square feet, so the allowance was never a desk count. It holds near 175 at this headcount because the fixed rooms stop multiplying, one reception and one IT room whatever the payroll, while the bookable rooms multiply faster than the staff.

The rest goes to rooms this size keeps booked all day, phone rooms, reception and storage, and circulation, which alone can take a fifth of a floor. Where a team lands against 175 follows how it works rather than what it employs: private offices along the window line push toward 200 a head, an open plan on shared desks holds below 150. That correction is worth 2,500 feet either way, $155,000 a year here.

What a hundred people cost here, and against the city

At the $62 NoMad median, 17,500 square feet is $1,085,000 a year and $90,417 a month, $10,850 per person per year and about $904 a head monthly. The same footprint at $75, the median across our whole New York book, runs $1,312,500 and $109,375 a month, so NoMad returns roughly $227,500 a year to a team this size, $2,275 a head.

That saving is real, and the rest of the lease moves more money. Electricity is billed on top at $2 to $4 per square foot per year, $35,000 to $70,000 here, and a base year tax escalation compounds quietly across a long term. One month of free rent is worth $90,417, an improvement allowance of $50 a foot is $875,000, and a letter of credit set at six months of rent ties up $542,500 of bank capacity. We argue those before the asking rent.

What a floor for a hundred genuinely needs

Concurrency sets the room program, not headcount. A hundred people hold eight or ten conversations at once on an ordinary Tuesday, and a plan drawn from the census reads fine and lives badly.

• One room seating twenty to twenty-four, the client room and the board room, almost never free.
• Six to eight mid-size rooms for four to eight people, the ones that stay booked.
• Twelve phone rooms, roughly one per eight people. Teams under-build these and regret it in year two.
• A pantry sized as the all-hands room, because no conference room at this headcount holds the company.

Correct then for the loss factor. Every foot quoted in New York is rentable, carrying a share of lobbies, corridors and mechanical space, so usable lands 15-25% lower: 17,500 rentable draws as 13,125 to 14,875 feet, 131 to 149 real square feet a head. Five points of loss factor is 875 square feet here, five people's worth of room, which is why we compare floors on a test fit.

Growing into it, and growing out of it

A hundred and fifty people, half again this team, asks for 26,250 square feet, $1,627,500 a year and about $135,625 a month at $62. Nothing in NoMad's current availability comes near that, and exactly one floor on our entire book does. Half again means a move, not an expansion inside the same walls.

Term length decides what that costs. A fit-out at 17,500 feet is a seven-figure job, and a landlord funding it wants seven to ten years to amortize the money and the free rent, while almost no company forecasts headcount honestly past year two. Buy the flexibility back in the clauses: a right of first offer on contiguous space in writing, an expansion option with a stated rent mechanism rather than market, consent to sublease that cannot be unreasonably withheld, no recapture right, sublease profit shared rather than surrendered, and a good guy guarantee in place of a personal one.

What is on our book at this size right now

One NoMad floor is in range, and it is short. 1239 Broadway, Entire 12th Floor, is 12,500 square feet at $62, about $64,583 a month, rated 71 desks and described in the listing as built for a team of 75 to 80, with polished concrete, exposed ceilings and new linear lighting. A hundred people on it is 125 rentable feet each, 94 to 106 usable, which works on shared desks and not otherwise. Photographs, a floor plan and a Matterport tour sit on the listing page.

Two pairings reach the full allowance inside the submarket.

• 1239 Broadway with 22 West 27th Street, Entire 7th Floor, 6,000 feet at $57: 18,500 square feet, about $93,083 a month, a blended $60 a foot, under the NoMad median.
• 1239 Broadway with 1235 Broadway, Entire 4th Floor, 9,500 feet at $62 and furnished: 22,000 square feet, about $113,667 a month, 4,500 feet past the model.

Either way the team splits across two addresses and pays for reception, a pantry and IT twice. If one floor matters more than the submarket, four elsewhere on our book carry a hundred whole, 277 Park Avenue [Partial 40th Floor] in Midtown among them at 19,097 feet and $130, built and furnished. Chelsea holds two: 151 West 26th Street [12th Floor Penthouse], 17,610 feet at $56, loft-style and rated 101 desks, and 275 Seventh Avenue [Entire 24th Floor], 18,668 feet at $63, which clears the allowance by 1,168 feet. The fourth is in SoHo, One Soho Square [Partial 2nd Floor] at 27,344 feet and $68, the single floor on our book that seats a hundred and fifty and 9,844 feet more than a hundred people can use, and nothing else in the submarket is close, since 50 Greene Street is 7,300 feet at $98 and plans to about 42 desks. Price sorts them fast. 151 West 26th Street at $56 is $82,180 a month, under the $90,417 the NoMad model costs and for 110 feet more space, while One Soho Square is $154,949. 1450 Broadway [Entire 4th Floor] in Bryant Park, 17,296 feet at $65, misses the allowance by 204 feet and still belongs on the tour list. Send the hiring plan and we will test fit the pairings against the single floors.