Office Space for 50 People in Bryant Park

The 8,750 square feet, and what the allowance absorbs

At fifty people the 175 square feet per person becomes a program you have to draw. A workstation with its chair and its aisle takes well under a third of the allowance, and the rest goes to enclosed rooms and to area nobody is assigned.

• Meeting rooms, which scale faster than desks, since fifty people hold more simultaneous conversations than thirty.
• Phone rooms at roughly one per eight to ten people, the line most often trimmed in planning and most often regretted later.
• A pantry that seats a real fraction of the team, plus reception, storage and the IT closet.

Push above 175 when the team wants private offices or hosts clients all day, since both buy rooms rather than desks. Pull below when desks are shared, though workstations removed tend to come back as rooms.

The monthly and annual number, here and against the city

A single asking rent sets the Bryant Park median on our book, so $96 per square foot per year describes one floor, not a competitive range. Applied to the 8,750-foot planning footprint it produces $840,000 a year and $70,000 a month, modeled rather than quoted, since the floor itself is 7,500 feet and asks $720,000 a year, roughly $60,000 a month.

Against the $72 citywide median across our current New York availability, the same 8,750 square feet costs $630,000 a year, about $52,500 a month. Bryant Park asks roughly $210,000 more each year, near $17,500 every month, which at this headcount is a senior hire and a half.

Rent is not the whole occupancy number. Electricity bills on top at $2 to $4 per square foot per year, escalations run on their own clauses, and free rent with an improvement allowance moves effective cost more than a dollar off the headline.

The room program a fifty-person floor has to carry

Every foot quoted in New York is rentable, carrying a share of lobbies, corridors and mechanical space. Usable typically lands 15-25% below, so 8,750 rentable becomes 6,563 to 7,438 feet you can lay out, and the honest allowance falls from 175 per person to between 131 and 149. On the 7,500-foot floor we carry, fifty people would occupy 5,625 to 6,375 usable feet, 113 to 128 each.

Fifty people need more enclosed rooms than most founders budget for: four to six meeting rooms, five or six phone rooms, and somewhere the whole company can gather, usually the pantry doing double duty. Count the rooms you would have to build, because that number never appears in an asking rent.

Keep the team on one plate. Splitting fifty people across two levels costs more in lost adjacency and a duplicated pantry than it recovers in rent, and teams undo it at renewal.

Seventy-five people, and the clauses that get you there

Half again this headcount is seventy-five people, and the same allowance calls for 13,125 square feet, about $1,260,000 a year at $96 and $105,000 a month. That is a different building search, not a variation on this one, which is why the term matters more now than the last dollar of rent.

Direct leases at this size run five to seven years, because landlords amortize free rent and improvement dollars across the term. Where the hiring plan is funded, spend negotiating capital on a right of first offer over contiguous space and an expansion option priced by a formula written now. Where the plan is a hope, a sublease takes space as it stands, cheaper and faster, with no allowance and somebody else's end date.

Argue the sublease and assignment language before signature, while you have leverage: consent that cannot be unreasonably withheld, a fixed window for the landlord to answer, no recapture right, and profit shared rather than surrendered.

The one Bryant Park floor, measured against fifty people

One floor carries Bryant Park on our book today, and it sits below the fifty-person footprint.

• 5 Bryant Park, Entire 33rd Floor. 7,500 square feet at $96 per square foot per year, about $60,000 a month, rated at 43 desks, furnished, with hardwood floors. Across fifty people that is 150 rentable feet each and roughly $1,200 per head per month.

The gap is 1,250 square feet and about seven desks, and closes three ways: densify, keeping peak attendance under the desk count; sign it as a bridge, with sublease rights clean enough to hand the floor on; or widen the search into Midtown, Grand Central and Times Square next door, where plates this size come to market more often.

Send us your headcount, the hiring plan you have funded, and the days a week the team is in, and we will run a test fit against this floor and what sits nearby.