Two offices advertised at "€20/m²/month" can cost very different amounts, because the headline rent does not tell you what is included. The key is whether the rent is gross (most costs bundled in) or net (you pay service charges and more on top). Get this wrong and your budget is off by 20-40%.
Gross vs net office leases
Gross lease — One rent figure covers rent plus most building costs - service charges, sometimes utilities. Simpler to budget; the landlord carries the risk of rising costs.
Net lease — A lower base rent, with the tenant paying service charges (and sometimes property tax and insurance) on top. Common for whole-building or single-tenant offices.
What office service charges cover
- Cleaning and maintenance of common areas
- Security, reception and building management
- Common-area utilities (lobby and corridor lighting and heating)
- Lifts, HVAC servicing, and a sinking fund for major repairs
For CEE offices, service charges commonly run €3-6/m²/month on top of rent. Always ask for the current figure and whether it is capped - an uncapped service charge can rise faster than the rent.
Compare offers on an all-in basis
Convert everything to an all-in €/m²/month: base rent + service charge + any separately billed utilities + amortised fit-out, net of the rent-free period. Only then are two offers comparable. A "cheaper" net-rent office with a high service charge can end up costing more than a "pricier" gross one. See how to negotiate the incentives that move this number.
