Definition
Office leasing refers to renting a commercial space to conduct business. It is the most common way for a company to secure office space: in France, more than 70% of companies rent their offices rather than owning them.
The office rental market encompasses a wide range of scenarios depending on the company’s size, the length of the lease, and the level of services required. A freelancer renting a coworking desk on a monthly basis, an SME signing a 3/6/9-month lease for 300 m², and a scale-up moving into a turnkey office. All are “renting office space,” but the experience, costs, and constraints are worlds apart.
A Comparison of the 4 Office Lease Options
The Commercial Lease (3/6/9). The traditional model. The company signs a 9-year lease with the option to terminate at each three-year anniversary (3rd and 6th year), subject to 6 months' notice. The tenant has complete freedom to renovate and is entitled to renewal (the “commercial leasehold”). In exchange: a security deposit of 3 to 6 months’ rent, brokerage fees (often 15 to 20% of the annual rent), renovation costs at the tenant’s expense, and little flexibility.
The short-term lease (precarious lease). A short-term lease, for a maximum of 3 years, with no right to renewal or commercial property rights. Less protective for the tenant, but much simpler to negotiate and terminate. Ideal for testing a location or covering a transition period. Note: if the occupancy extends beyond 3 years without a new contract, the lease automatically converts to a commercial lease.
The managed office (service agreement). The company does not sign a lease but a service agreement with an operator. The space is delivered turnkey: furniture, internet, reception, cleaning, maintenance. Everything is included in a monthly flat rate. No move-in work, no operational management.
Coworking. Shared or private workspaces within a multi-tenant space. Ideal for freelancers, very small teams (1 to 5 people), and occasional remote workers. Monthly commitments, sometimes by the day.
How to choose between a lease and a serviced office: the decision tree
How big is your team?
Fewer than 5 people: coworking is almost always the most economical option.
5 to 15 people: a serviced office offers the best flexibility-to-cost ratio.
More than 15 people → a traditional lease becomes competitive, but remains very inflexible. Managed office solutions exist that offer customizable yet 100% flexible spaces.
What is your 3-year outlook?
If you are actively hiring and your workforce may double, prioritize flexibility (serviced office or short-term lease). If your company is certain to remain stable for at least 3 years, a traditional lease can offer a good cost per square foot over the long term.
What is your initial budget?
A traditional lease requires a significant initial investment: security deposit, brokerage fees, renovation costs, etc. A serviced office often requires only a one-month security deposit and no renovations, since, as we’ve mentioned, it’s turnkey.
Find out what French law says about subleasing offices
The 5 steps to a successful office search
1. Define your needs in advance. Before visiting any properties, answer these questions: How many actual workstations (not the total headcount, but the average occupancy)? What ancillary spaces (meeting rooms, phone booths, break areas)? What geographic area? What is your maximum monthly budget?
2. Calculate the required floor space. The rule of thumb: 8 to 10 m² per workstation, including common areas (meeting rooms, kitchen, hallways). In a flex office setup, you can reduce this to 6–8 m² per workstation.
3. Define your target areas. Consider three criteria: transportation accessibility for your teams (calculate the average commute time from home), proximity to your clients or partners, and the cost per square meter in the area.
4. Launch a multi-channel search. Rather than contacting every agency on the market one by one, choose a provider capable of launching a multi-channel search across all channels: specialized agencies, online platforms (BureauxLocaux, Geolocaux, FlexOffice), and managed office solutions. A single point of contact covering the entire market saves you time, avoids duplication, and gives you access to opportunities that don’t always appear on the same channels.
5. Visit at the right time. Visit the building under actual occupancy conditions. Test the Wi-Fi, check the noise level, and observe the condition of the common areas and restrooms.
The growing role of serviced offices in the rental market
The office rental market is transforming. The share of flexible and managed offices in total demand has tripled in five years. Companies that have experienced the simplicity of an all-inclusive model struggle to return to traditional leases with their daily management requirements (maintenance, cleaning, reception, suppliers).
For companies with excess space, this trend creates an opportunity: entrusting their unused spaces to an operator like Sora, which transforms them into managed offices and captures this demand for flexibility, generating revenue where there were previously only costs.
Looking for flexible, turnkey office spaces? Explore our available spaces in the Île-de-France region.
Related terms
Commercial Lease
Understanding Commercial Leases: Term, Obligations, Termination, and Implications for Tenant and Landlord Businesses.
Nominal rent vs. effective rent
Understand the difference between nominal rent and effective rent to optimize your corporate real estate strategy.
Operated office
A serviced office is a fully equipped, turnkey workspace that includes integrated services and outsourced management to maximize productivity.
Turnkey Office
A turnkey solution for offices: fully furnished, equipped, and managed spaces, ready to use with no administrative hassles.
Office Relocation
Office Relocation: Definition, Key Steps, and Solutions for Optimizing Your Office Space Before, During, and After a Move.
