Four things, done properly.
We do not find you space and take a cut. We tell you what a space is actually worth to you, then negotiate the paper underneath it — and we take nothing from the other side of the table.
01 · Lease strategy & negotiation
The structure, then the clauses.
Traditional lease or managed office is a decision made from your headcount and term — not from whichever broker called first. We settle that before anyone looks at a building, then negotiate the agreement itself.
- Structure decision
- Lease vs managed office, or a hybrid, modelled against your true cost — not the headline rent — for your specific headcount and term.
- Lock-in negotiation
- What the clause actually locks you into, and whether it moves with you: scale rights across an operator's other locations, per-seat vs per-agreement lock-in, treatment on acquisition or entity change.
- Escalation & exit
- Annual escalation capped and clarified, exit notice negotiated against penalty where possible, and a replacement-tenant clause reviewed before you're bound by it.
- Deposit mechanics
- A defined refund timeline, a joint move-in inspection report, and a cap on wear-and-tear deductions tied to a fixed schedule — three clauses that take twenty minutes to draft and save weeks of dispute later.
02 · True-cost analysis
One number, not the rent card.
Rent per square foot and fee per seat aren't measuring the same thing. We build the number that is.
- Full-term modelling
- Rent with escalation, fit-out, CAM, stamp duty and registration, deposit and its opportunity cost — run across your actual lease term, not year one.
- Capital-at-risk figure
- What sits in a deposit and fit-out on day one, earning nothing, against what a managed option would tie up instead.
- Per-seat, per-month comparison
- The number that actually lets you compare a lease to a managed agreement — built by nobody selling either option.
03 · Space diligence
Checked before you sign, not after you move in.
A floor plan and a brochure are marketing documents. We check what's actually true.
- Real seat count
- Carpet area verified against super built-up, fixed infrastructure and circulation deducted, seat allocation checked against the floor plan — not the "fits 30" on the brochure.
- Building compliance
- Occupancy certificate, fire safety clearance, sanctioned power load against your actual draw, HVAC capacity at full occupancy.
- Counterparty standing
- Landlord title and encumbrance for a traditional lease; the operator's own lease term and financial standing for a managed agreement — so your lock-in doesn't outlast theirs.
04 · Incorporation & registered office
The gap between a term sheet and a bank account.
Incorporation needs a registered address on day one. We sequence both so neither blocks the other while a round is closing.
- Private limited incorporation
- Documents, director filings and company name cleared and filed — typically 7–10 working days when everything is in order.
- Registered office, fast
- A compliant address inside a week where a traditional lease can't be signed, stamped and registered in time — usually via a managed agreement, revisited once headcount is clearer.
- ROC filings on handover
- Registered office change filed the moment the space is ready, so the paperwork and the physical move happen together, not weeks apart.
Scoping
Most engagements start with one or two of these, not all four.
Tell us where you actually are — pre-lease, mid-negotiation, or already signed and dealing with a deposit dispute — and we scope from there.