It’s hardly surprising that the demand for fully fitted office space has surged in the light of the events of the last few years.
What today’s tenants want from their commercial office let has shifted significantly, with many now looking for “plug and play” environments that offer them better flexibility in terms of upfront cost, lease terms and workspace design.
And this desire is only made stronger by the ever-rising number of quality co-working options on the market - options which work hard to appeal to good businesses of all shapes and sizes; startups, scale-ups and beyond.
Renting commercial office space was already a fiercely competitive space for landlords - but the good news is that the stats show that going beyond CAT A can really make a difference, helping to secure faster rentals to good tenants.
So what are these stats? And how can you create such a space? Read on…
It’s official - Manchester loves Fully Fitted Office Space
Fully fitted workspaces are on a definite upward trend in Manchester, say property experts Savills.
In this thriving city, second only to London in the number of high-growth companies that call it home*, plug and play office rentals accounted for 18.62% of total take up in 2023 (up from 10.82% in 2022) with an 18% YOY increase in the number of completed CAT A+ deals and a 14% rise in average deal size.
* For loyalty’s sake, we just want to note that Leeds, our home city, is a very close third, just 3 high-growth businesses less.
To demonstrate how offering turnkey office space can speed up the leasing process, Savills cite a number of large-scale fitted suites (4,700 sq ft plus) let fast - or immediately - after completion, all commanding premium rents.
Design Tonic X Kinrise Real Estate
Why is CAT A+ Office Space so popular - and why is it good news for Landlords too?
It’s not difficult to understand the popularity of ready-to-move spaces for tenants.
They get an office that reflects well on their corporate identity and enhances the experience for their employees, they’re saved from spending lots of money upfront, their risk is reduced and the whole process of moving in is made much faster and less painful.
But what about the Landlords? Why, given it calls for them to spend their own capital upfront, is this good news?
Well, we’ve already talked about the need for a competitive edge - and a great-looking workspace that stands out from the crowd will definitely lift your property above the rest.
In turn, by making your property more desirable than the competition, you can benefit from:
- A faster leasing process
- A better standard of tenant
- Quick occupation = shorter voids
- Less need to offer rent incentives
- You can charge a premium rent - 20-25% is not uncommon
Plus, a great fit-out can easily be refreshed and reused after shorter leases end, giving you much more for your money than you might have thought…
And, for those with multiple floors to let in a building, consider completing a plug and play fit out on just one floor.
The space can then work as a showroom for the rest of the property, showing prospective tenants how good their own suite could look - with of course the option to take the show floor themselves if they wish.
We’ve created lots of out-of-this-world CAT A+ projects here at Design Tonic, and know them to be a real game changer for far-sighted Landlords.
Here are our 5 secrets to designing a Fitted Office space that delivers…
Design Tonic X Opus North at 12 King Street
Design for Style
Style makes or breaks the appeal of an office.
While you want a design with a wide appeal, it’s key to hit the sweet spot when it comes to the look of your workspace.
Designing an out-of-this-world office* means creating an environment that resonates with modern office tenants, reflecting their aspirations and brand identity while avoiding the pitfalls of being either too bland or too much.
* Looking for inspiration? Browse our Office portfolio
Our advice is to embody contemporary design principles and don’t be scared of being a little bit bold - no-one’s looking for an office with no personality, they just want the room to stamp their own brand personality too.
Think clean lines, open layouts and a harmonious blend of materials and textures.
Embrace biophilia, maximising natural light flow and incorporating natural elements like wood, stone and (lots of) greenery for a warm, inviting and modern feel that’s geared towards employee wellbeing.
And opt for touches of easy luxe - a plush textile here, a sleek metal there.
The result? A balanced environment that feels dynamic and engaging, and steps a million miles from a sterile, corporate feel.
Design Tonic X Kinrise at Boar Lane
Design for Versatility
To cater for as many potential needs as possible, any full fit-out needs to be designed for versatility, flexibility and agility.
Creating an office that can adapt to shifting demands is the cornerstone of successful plug-and-play, and involves several key elements that range from movable furniture to multifunctional workspaces.
One of the most effective ways to nail versatility is by opting for furniture solutions that are mobile, or multifunctional, or both.
Even if you have the same tenant for years, the spatial needs of businesses change, so the ability to shift desks, seating and tables around means they can reconfigure as needed, accommodating growing teams, adapting to different tasks and/or facilitating better collaboration.
And of course, multifunctional furniture enhances the adaptability of the office space.
Pieces that serve dual purposes, from desks that convert into standing workstations to storage units that double as seating, maximise the utility - and appeal - of your property, optimising the physical space and supporting a variety of work styles and preferences.
We love a hybrid private office, like the ones we created for Kinrise at Boar Lane (above).
Working to ensure that they could serve one, two or more people to suit, these rooms are the ultimate moonlighters - easily transformed from a place for focused work and privacy into collaborative spaces for huddles and groups and calls and webinars.
And think carefully too about dividers.
Portable partitions or modular walls are a brilliant way to zone different areas, and can be topped with planting for extra privacy and aesthetic appeal!
Design Tonic X Kinrise at Boar Lane
Design for Neurodiversity
As awareness of neurodiversity grows, so too does the importance of inclusion and accessibility in office design.
Designing spaces that accommodate neurodiverse employees needs interiors that support different sensory needs and work styles - with careful consideration given to controlling sensory inputs.
How do we approach this at Design Tonic?
First, we design our colour and lighting schemes thoughtfully, with adjustable lighting options where possible to give staff the ability to control how their own space looks and feels.
We give plenty of care to acoustic comfort, using sound-absorbing elements like dividers, acoustic baffles and planting to control noise.
And we include neurodiversity needs in our workspace planning.
It’s key in all modern offices to create a number of spaces to suit different tasks - and it’s even more crucial for the neurodiverse.
Some people might thrive in quiet, private areas where they can focus without interruption, others might prefer open, collaborative spaces that foster interaction and teamwork - many will need a mix of both that they can flow easily between.
And, to aid concentration and productivity, we build in lots of storage to help minimise visual clutter and keep things neat.
Design Tonic X Kinrise at Boar Lane & Kinrise Real Estate
Design for Wellbeing
Employee wellbeing is becoming more and more important to today’s businesses.
We’ve already talked about wellbeing in our style and neurodiversity planning - it’s also a huge part of how we plan the agility of a space.
How we rest is crucial to how we work, and breakout zones are indispensable to the modern office.
Designed for relaxation and casual interaction, these informal spaces give employees a place to take a break, recharge and socialise, allowing them to return to work with better focus and calm.
Here at Design Tonic HQ, we love a breakout zone!
And they can take many forms, from the incredible 4th floor bar at Kinrise at Boar Lane to the serene, restful space at Kinrise Real Estate (both above) - but there are a few elements that cross over.
Comfy seating is a must, as is thoughtful decor - it should feel separate from the main working area to create a sense of escape and relaxation.
A good breakout should be well equipped with amenities that cater to staff needs - think good Wi-Fi, charging points, refreshments and entertainment options.
And not everyone wants to socialise in their break, so options for privacy are important - partitions, private pods or quiet corners are easy to include in your design to balance out the communal with the solitary.
