Office Space for 50 People in SoHo

What the 175 feet a head absorbs

The 8,750 is a planning allowance, not a furniture order. Take out a normal loss factor and a designer draws on roughly 7,000 usable feet, of which fifty workstations and their aisles claim about 3,250.

• Enclosed meeting rooms, close to 900 feet, and the reason a floor rated for fifty desks will not also hold a boardroom.
• Five or six phone rooms at 50 feet each, a pantry near 600, and reception, storage and an IT closet at another 500.
• Around 1,500 feet of corridor and slack, the first thing surrendered when fifty people take a smaller plate.

Private offices along the window line push past 200 feet a head and want 10,000. Shared desks work it under 140, which is what lets 540 Broadway hold fifty at 127 rentable feet each.

What fifty people cost here, and against the city

Our $92 median is the midpoint of the two floors that fit, and it sits just under the $98 middle of all nine SoHo availabilities, which run $68 to $125. Across 8,750 square feet that is $800,625 a year, $66,719 a month, about $1,334 per person per month.

Set against $75, the median across our current New York availability, the same footprint runs $656,250 a year and $54,688 a month, so fifty people in SoHo cost roughly $144,375 more annually than the citywide middle. The cast-iron loft stock is finite, and that premium buys the address, the light and the walk to six subway lines rather than an efficient plate.

The cheaper of the two is cheaper because it is smaller: 540 Broadway's 6,350 feet at $85 is $539,750 a year, $44,979 a month, close to $900 a head. Electricity gets billed on top at $2 to $4 per square foot, and taxes arrive through a base-year escalation. Free rent moves a five-year cost further than a dollar off the face rent.

What a floor for fifty has to contain

Every foot quoted in New York is rentable and carries its share of the lobby, the corridors and the mechanical rooms. Usable lands 15-25% below, so 8,750 rentable becomes 6,563 to 7,438 drawable feet, or 131 to 149 per person. No landlord volunteers that number, so ask before the letter of intent and test fit before the lease.

Fifty people hold four or five conversations at once on an ordinary afternoon, and that concurrency sets the room program more than the seat count. We plan one room seating twelve to fourteen, three or four sized for four to six, and a phone room per eight to ten people. The pantry carries the all-hands.

SoHo plates run long and narrow with windows at both ends, which pushes the enclosed rooms toward the middle and keeps daylight on the open floor. Landmarked buildings limit what can move, so which walls and windows are fixed is a tour question.

Seventy-five people, and the clauses that survive it

Half again this headcount is 75 people and 13,125 square feet, $1,200,938 a year at the $91.50 median of the two floors that fit and $984,375 at the citywide $75. Nothing on our SoHo book sits between 50 Greene Street's 7,300 feet and 27,344, so growing into 75 here means jumping straight to One Soho Square at 27,344 and $68.

Term length settles the rest. A direct lease on a full floor this size runs five to seven years, because the landlord amortizes free rent, improvement money and commissions across it and will not fund a fit-out on three. A finished plug-and-play floor is the exception worth chasing when the 2028 headcount is a guess.

Buy the flexibility back in the clauses, while the landlord still wants the deal. Ask what else the ownership controls in the building and whether any of it rolls inside your term, then settle sublease language in the same round: consent not unreasonably withheld, a fixed response window, no recapture right, profit split rather than surrendered.

The SoHo floors that fit fifty right now

• 540 Broadway, Entire 2nd Floor. 6,350 square feet at $85, about $44,979 a month, rated 36 desks. Furnished and plug and play, with a conference room, phone booths, a pantry and reception in place and a floor plan on the listing. Across fifty people that is 127 rentable feet each and roughly $900 a head, the lowest monthly check in SoHo at this size and the tightest fit.

The other floor that fits is 50 Greene Street's 7,300 feet at $98, about $59,617 a month and 146 rentable feet a head, and either side of the two the book drops to six floors between 3,750 and 5,552 square feet or jumps to 27,344. Fifty people here choose between working densely on the cheaper floor that is finished today and paying $14,638 a month more for the room to sit at a normal density. Send us the hiring plan and we will test fit both.