Office Space for 75 People in Midtown

The 13,125 square feet, and what the allowance absorbs

The 175 is a planning ratio we run every floor on our book against, and it describes a whole floor rather than a desk. A workstation and its aisle take under half of what each head is charged; the rest goes into rooms.

• Desks and their circulation, the cheapest feet on the plan and the ones founders picture first.
• Meeting rooms, the largest single claim, because seventy-five people hold six or seven conversations at once on an ordinary Tuesday.
• Phone and focus rooms, structural at this headcount, since an open floor of seventy-five absorbs no calls.
• A pantry seating a real fraction of the company, plus reception, IT, storage and the corridors between them.

Go above 175 when leadership takes private offices along the window wall, or when secure and equipment space claims feet nobody sits in. Come under it when desks are booked rather than owned, though most of that saving returns as booths.

What seventy-five people cost here, and against the city

Each matching floor publishes a rent, $79 at 1700 Broadway and $130 at 277 Park Avenue, and $104.50 is the midpoint. At $104.50, 13,125 square feet runs $1,371,563 a year and about $114,297 a month, or $18,288 per person per year.

Against the $75 median across our current New York availability the same footprint costs $945,000 a year, about $78,750 a month, so seventy-five people in Midtown is worth roughly $426,563 a year. Midtown's own median of $125 would put it at $136,719 a month, so the two floors that fit you sit below their submarket.

Rent is not the whole check. Electric is billed on top at $2 to $4 a foot, $26,250 to $52,500 a year here, and a base-year tax and operating escalation compounds through the term. Free rent, the improvement allowance and a cap on that escalation pull the other way, and over five years they matter more than the headline rate.

What a floor for seventy-five has to hold

Every foot quoted in this market is rentable, and nobody sits in rentable feet. At the 15-25% loss factors ordinary in this stock, 13,125 rentable leaves 9,844 to 11,156 usable, or 131 to 149 square feet a head to draw against. Ask each landlord for its own number before the test fit.

The room program follows the overlap rather than the seat count. One room seats fourteen to sixteen for leadership and visitors, three or four more take the meetings of four to six, and phone rooms at one per twelve to fifteen people means five or six. No conference room here holds an all-hands, so the pantry does, and an assembly space for seventy-five or more triggers a place of assembly filing your architect should raise at the test fit.

1700 Broadway is an entire floor and 277 Park a partial one, so on the latter establish where the demising line runs and who shares the elevator landing. A single plate still keeps one pantry, one reception and one set of restrooms; a two-floor answer duplicates all three.

Growing into it, and growing out of it

Half again this headcount is about 113 people and 19,775 square feet, roughly $172,215 a month at $104.50. 1700 Broadway is rated 76 desks, so the hiring plan meets the walls immediately; 277 Park Avenue at 19,097 square feet and 109 desks comes within 678 feet of the requirement and carries that growth at a slightly tighter 169 feet a head.

Term length prices the trade. A landlord amortizes free rent and improvement dollars across the lease, so five to seven years is what buys a funded fit-out here, and anything shorter means paying for the buildout yourself. Buy the flexibility back in the language rather than the term.

• A right of first offer on contiguous space, with a defined response window, is granted far more readily than a fixed-price option. Ask which floors roll during your term.
• Sublease consent written as not to be unreasonably withheld, affiliate transfers carved out of it, no landlord recapture right, and profit shared rather than surrendered.

We carry no second availability in either building today, so the sublease language earns its keep ahead of the expansion clause.

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

Two Midtown floors answer a seventy-five-person brief, and cost per head sorts them faster than dollars per foot.

• 277 Park Avenue, Partial 40th Floor. 19,097 square feet at $130, about $206,884 a month, rated 109 desks, furnished with a conference room and views. Across seventy-five people that is 255 rentable feet and $2,758 a head, the higher rate and much the larger check, because thirty-four of those desks are for people you have not hired.
• 1700 Broadway, Entire 26th Floor. 13,266 square feet at $79, about $87,335 a month, rated 76 desks, furnished with a conference room in place and views. That is 177 rentable feet a head, within two feet of what the model calls for, and $1,164 a month per person.

The $1,434,588 a year between them buys 5,831 additional square feet, pricing that space at about $246 a foot, nearly twice the higher of the two asking rents. What the money buys is Park Avenue and a plate that holds 109, not the extra footage. Both arrive furnished with a conference room in place, so either is occupied two to four weeks after signing rather than the ten to sixteen a fit-out takes. Send us the hiring plan and the date you need keys.