Flexible office space that matches how headcount actually moves.

Flexible workspace is priced at a premium per seat. That premium is worth paying where the alternative is committing to area you may not need, or waiting months for a fit-out before a team can start work.

It is not worth paying where the requirement is stable and long term. A predictable team of a hundred people in a city you are not leaving is usually cheaper in dedicated space, particularly once the flexible premium is extended across a five-year view.

The useful question is not flex or lease, but which parts of the portfolio should be fixed and which should stay flexible. Most organisations end up with a core of dedicated space and a flexible margin around it.

Where teams do not attend five days a week, a desk per person is capacity that is paid for and unused. But desk-sharing set from a policy statement rather than from data creates the opposite problem: peak days where people cannot find a seat.

We set ratios from actual attendance patterns by team, allowing for peak days, shift structures, roles that need assigned seats for equipment or confidentiality reasons, and a booking policy that people will follow. The result is a defensible ratio rather than an aspirational one.