Office Space for 30 People in SoHo

What the 175 square feet per person is buying

The 5,250 square feet is a planning allowance, not a desk count. Fewer than half those feet finish up under a workstation.

• Rooms with doors: one that seats the whole company, two for small groups, and the phone rooms that get cut first and missed most.
• A pantry with seating, which at this headcount doubles as the all-hands and interview room.
• Reception, storage, the IT closet, and corridors you pay rent on and cannot use.

Push above 175 for a plan built on private offices, which seats closer to 24 in the same 5,250 feet, and pull below it for a dense bench, which puts about 38 on the floor. SoHo adds a wrinkle: these lofts run long and narrow with windows at both ends, so perimeter rooms take daylight from everyone behind them.

The bill at 5,250 square feet, here and against the city

SoHo gives us eight floors in range, at a median asking rent of $104 a foot. Across 5,250 square feet that is $546,000 a year and $45,500 a month, before electricity at $2 to $4 per square foot adds $875 to $1,750 more each month.

The same footprint at the $75 citywide median across our current New York availability costs $393,750 a year and $32,813 a month, so SoHo asks $152,250 more annually, $12,688 every month, roughly $761,250 over a five-year term. Better to meet that number now than in year three.

None of these are taking rents. Free rent, an improvement allowance and an escalation cap move effective cost further than a dollar off the face rate.

What a floor for 30 has to hold

Usable area typically lands 15-25% below the rentable feet you are quoted, so 5,250 rentable becomes 3,938 to 4,463 a designer can draw on, and the 175 per person becomes 131 to 149. Get the loss factor in writing before you compare two floors.

Thirty people separate from twenty on the room program: one room that holds the full company, two or three for groups of four to six, three or four phone rooms at one per eight to ten people, and a pantry the team will sit in.

Keep the 30 on one level, since splitting them gives back more in adjacency than it saves in rent. Four of the eight here are entire floors, three are partial and one is a penthouse, so walk the demising line with your architect on the plans six of them publish.

Signing at 30 and living to 45

At 45 people the allowance calls for 7,875 square feet, which at the same $104 median is $819,000 a year and $68,250 a month, about $22,750 more each month than the floor you are signing today. SoHo offers one more rung and then a cliff, since our book here runs from floors of 5,000 to 6,350 feet up to 50 Greene Street's 7,300 and then straight to 27,344.

Signing 15-25% over the plan puts you at 6,038 to 6,563 square feet, precisely where 540 Broadway sits at 6,350. An expansion right or a right of first offer on contiguous space costs nothing to ask for. Three-year terms keep you free and earn thin concessions; five to seven years pays for a real improvement allowance, which a landlord amortizes across the term.

Write the exit before you need it: consent to sublease that cannot be unreasonably withheld, a fixed window for the landlord to answer, no recapture right, and profit split rather than surrendered.

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

Eight floors fit today, and they are different products at very different prices.

• 6 Greene Street, Entire 2nd Floor. 4,900 sq ft at $78, about $31,850 a month, 28 desks, furnished with private offices and a pantry, in a landmarked cast-iron loft with timber columns and high ceilings. There is a Matterport tour.
• 540 Broadway, Entire 2nd Floor. 6,350 sq ft at $85, about $44,979 a month, 36 desks, plug and play with a conference room, phone booths, reception and a pantry. The tighter of the two floors here that stretch to a 45-person team, with 50 Greene Street's 7,300 feet the roomier one.
• 110 Greene Street, Partial 5th Floor. 3,750 sq ft at $95, about $29,688 a month, furnished, with exposed brick and polished concrete. Rated 21 desks, so it takes 30 only on a dense plan.
• 60 Charlton Street, Partial 8th Floor. 5,003 sq ft at $120, about $50,030 a month, 29 desks, plug and play with floor-to-ceiling windows, a conference room, phone booths and reception.
• 104-110 Greene Street, Partial 11th Floor. 5,375 sq ft at $110, about $49,271 a month, 31 desks, furnished, with a conference room, a pantry and views.
• 520 Broadway, Entire 10th Floor. 5,539 sq ft at $125, about $57,698 a month, 32 desks, prebuilt, delivering in the first quarter of 2027.
• 503-511 Broadway, Penthouse. 5,552 sq ft at $125, about $57,833 a month, 32 desks, furnished, with exposed brick, skylights and views. The highest rate on our SoHo book at this size, though 50 Greene Street's larger floor writes the bigger monthly check.

Across 30 people that is about $1,062 a head per month at 6 Greene and $1,987 at 50 Greene Street. Send the hiring plan and we will test fit the two that survive it.