Office Space for 100 People in SoHo

The 175 square feet per person, and what that allowance absorbs

The 17,500 square foot figure is 100 people times 175, and the allowance matters because very little of it is desk. Most of it goes to the rooms a team this size cannot run without: meeting rooms and phone rooms, a pantry big enough that lunch stops happening at desks, reception, an IT closet, and the circulation wrapping around all of it, which egress code sets rather than preference.

Real teams land on either side of 175. The 27,344 feet at One Soho Square seat about 156 people at the standard allowance, roughly 195 as a dense open plan, and closer to 122 with a private office for everyone senior. Teams where nearly everyone needs a door budget well above 175, and teams that work in the open and book rooms by the hour sit under it. A test fit settles that faster than arguing the ratio.

What 100 people costs here, and what it costs at the citywide median

At $68 per square foot, the asking rent on the one SoHo floor on our book at this size, 17,500 feet runs $1,190,000 a year, about $99,167 a month, or $11,900 per person. The same footprint at the $75 citywide median would cost $1,312,500 a year and $109,375 a month, so SoHo at this headcount lands roughly $122,500 a year under the New York midpoint.

SoHo's overall median is $98 a foot, 31% above the city, but the seven floors under 7,000 feet set that median, and they ask as much as $125. The one floor that holds 100 people asks $68, well under that median, because large contiguous space in a landmarked loft district leases more slowly than a 4,000 foot plate. Electricity is billed on top at $2 to $4 a foot, another $35,000 to $70,000 a year here.

What a 17,500 foot floor needs on the plan

New York leases rentable feet, which include a share of the lobby, corridors and mechanical space you will never stand in. A loss factor of 15-25% turns 17,500 rentable into roughly 13,100 to 14,900 usable, meaning 131 to 149 real feet per person. Plan the layout on the usable figure, and read a high loss factor as the rent increase it is.

We plan a floor this size around one enclosed meeting seat for every four or five people, which lands at eight to twelve rooms of mixed size: one boardroom that genuinely takes fourteen and a long tail of four-person rooms. Phone rooms are cheaper and chronically underbuilt, so budget one for every ten to twelve people. A hundred people fit on one plate in the right building, worth paying for, because a two-floor split buys a second reception and a second pantry. SoHo plates run long and narrow with windows at both ends, so the enclosed rooms belong toward the middle.

Growing into it, and growing out of it

Push the headcount to 150 and the requirement becomes about 26,250 square feet, $1,785,000 a year at $68 a foot, roughly $148,750 a month. Run that before signing, because 17,500 feet holds no slack, and the one SoHo floor that clears it, One Soho Square at 27,344 feet, clears it by 9,844 square feet, a cushion of roughly fifty-six desks that you either grow into or sublease.

Two structures answer that. Take the right-sized floor with a right of first offer on contiguous space, which landlords concede more readily than a fixed-rent expansion option, or take the larger floor and sublease the surplus, which is what One Soho Square's 27,344 feet support. A direct deal at this size usually wants seven to ten years because the landlord amortizes the improvement allowance over the term, so where the two-year headcount is genuinely uncertain a sublease with three to five years left asks less of you. Win broad sublease rights with the landlord's recapture right capped.

What is on our book at this size in SoHo

Just one of the nine SoHo floors we currently represent reaches 100-person scale. When space this size prices well here, it does not sit.

• 50 Greene Street sits below this bracket rather than in it, 7,300 square feet at $98 per foot, about $59,617 a month, seating roughly 42. It comes furnished, with a pantry, conference room and private offices already in place. A landmarked cast-iron loft, so count the existing rooms against the meeting-room math on the tour.
• One Soho Square [Partial 2nd Floor], 27,344 square feet at $68 per foot, about $154,949 a month, sized for about 156 people. The largest floor on our SoHo book, a growth lease rather than a fit for 100 today unless you sublease the surplus. Being a partial floor, it shares the plate.

The $30 spread between One Soho Square's $68 and SoHo's $98 median is $525,000 a year on 17,500 feet, which is the argument for touring it early. We represent tenants only.