Office Space for 30 People in Bryant Park

Where the 175 square feet per person actually goes

The 5,250 square feet is a planning allowance rather than a count of desks. A workstation with its chair and the aisle behind it takes well under a third of the 175 feet credited to each person, and the rest goes into rooms and into area nobody is assigned to.

• Meeting rooms, the largest non-desk consumer on any plate, and the reason a floor for 30 people is not a floor with 30 desks.
• A pantry with real seating, which at this headcount doubles as the all-hands space.
• Reception, storage, the IT closet, and the circulation you pay for and cannot furnish.

Push above 175 when the team wants private offices or hosts clients all day, since both buy rooms rather than desks. Pull below it when desks are shared, though rarely as far as the model promised, because the workstations that come out come back as rooms.

What 30 people cost here, and what they cost citywide

One floor sets the Bryant Park median, so $96 describes that space rather than tests it. Applied to the 5,250-foot planning footprint it comes to $504,000 a year and $42,000 a month, modeled rather than quoted, since the floor itself is 7,500 feet and prices at $720,000 a year, roughly $60,000 a month.

Against the $72 citywide median across our current New York availability, the same 5,250 square feet costs $378,000 a year and $31,500 a month, so Bryant Park asks about $126,000 more a year, $10,500 every month, for the park and the address. Whether that is worth paying is a question about who you hire and who visits.

Neither figure is what leaves the bank account. Electricity is billed on top at $2 to $4 per square foot per year, escalations run on their own clauses, and free rent and an improvement allowance move a tenant's real cost more than a dollar argued off the headline.

What a floor for 30 genuinely needs

Every square foot quoted here is rentable, and New York rentable area carries a share of lobbies, corridors and mechanical space. Usable typically runs 15-25% below, so 5,250 rentable becomes 3,938 to 4,463 feet a designer can draw on, and the real allowance falls from 175 per person to between 131 and 149.

The room program is where 30 people separate from 20: one room that seats the whole company, two or three sized for groups of four to six, three or four phone rooms at roughly one per eight to ten people, and a pantry the team actually uses. Count the rooms you would still have to build, because that number never appears in an asking rent.

Thirty people belong on one floor, since splitting them across two levels loses more in adjacency than it saves in rent. The floor we carry is a full plate rather than a piece of one, so the elevator lobby belongs to the tenant.

Growing into it, and growing out of it

At 45 people, half again this headcount, the same allowance calls for 7,875 square feet. The Bryant Park floor on our book is 7,500 and rated at 43 desks, so a team of 30 signing it holds about thirteen desks of runway and is then full. That is comfortable at signing and a hard stop three years in.

Direct leases at this size run five to seven years, because a landlord amortizes free rent and improvement money across the term. Where the hiring plan is funded, argue for expansion rights or a right of first offer on the next floor to come available. Where it is not, a sublease takes the space as it stands, cheaper and faster, with no allowance and an end date set by somebody else's lease.

Settle the sublease clause before you need it: consent that cannot be unreasonably withheld, a defined window for the landlord to respond, no recapture right, and any profit split rather than surrendered.

What is on our book at this size in Bryant Park right now

Our Bryant Park book holds one floor, larger than the planning footprint.

• 5 Bryant Park, Entire 33rd Floor. 7,500 square feet at $96 per square foot per year, about $60,000 a month, rated 43 desks, furnished, with hardwood floors. Across 30 people that is 250 rentable feet each and roughly $2,000 per head per month.

The floor is 43% larger than a 30-person plan calls for, ordinary where one building's plate sets the whole range. A team of 30 buys room for 43 and pays for it from the first month, so the negotiation is about carrying the surplus: free rent front-loaded onto the empty years, and sublease rights clean enough to release a portion if hiring slips.

Send us the hiring plan and the days a week the team is in, and we will run a test fit.