The Ghost Space Calculator

Formula 1: "Ghost Square Footage"

We first calculate your Traditional Spatial Requirement by assigning 100 sq ft per employee (pre-hybrid BCO standard).

Next, we calculate your Optimised Hybrid Requirement based on your remote working schedule. Because staff work from home on staggered rotations, peak daily office occupancy decreases. We allocate a generous 115 sq ft per active occupant (allowing for collaboration zones and fire safety circulation), and subtract this from your traditional footprint to find your un-utilised "Ghost Space".

Formula 2: The 40% Lease Load Factor

When calculating the true financial bleed, we do not just multiply rent by square footage. Commercial property occupancy includes substantial secondary overheads. Your rent input is calculated annually.

We load your rent input by 40% to account for mandatory regional operating expenses:

Formula 3: Fit-Out Estimates

Total fit-out cost = base area x scope multiplier x standard multiplier. Furniture cost = peak daily occupants x furniture level value x regional multiplier. These are strictly estimates; reach out to our team for a consultation.

1. Shell & Core

Typically included:

• The Structure: Concrete floors, exterior walls, windows, roof, and foundation.
• The Core: Shared infrastructure including elevators, stairwells, main utility risers, and common-area restrooms.
• Utility Connections: Water, gas, electricity, and HVAC ductwork brought to a central point or "capped" at the boundary of the space, ready for the tenant to connect.

Typically excluded:

• Interior walls and partitions.
• Flooring, ceilings, and wall finishes.
• Lighting, power distribution, and data cables.
• Air conditioning units (tenant must install distribution to specific zones).

2. Category A (Cat A)

Typically included:

• Mechanical & Electrical: Air-conditioning and heating systems (HVAC), essential power distribution, and plumbing connections.
• Floors & Ceilings: Raised access floors (often with a bare or lightly finished surface) and suspended grid ceilings with fitted lighting.
• Safety Features: Fire detection systems, smoke alarms, and emergency lighting to comply with building regulations.
• Walls: Perimeter walls finished and painted in a basic, neutral colour.
• Shared Spaces: Finished common areas, including lift lobbies, main stairwells, and shared building toilets.

Typically excluded:

• Interior walls and partitions.
• Floor coverings.
• Kitchenettes, tea points and social spaces.
• Acoustics, feature walls, social spaces.
• IT infrastructure and AV equipment.
• Furniture.

3. Category A plus (Cat A+)

A space is never realistically "ready to move into" at true Cat B, since Cat B always involves personalisation to the occupying business. Cat A+ is the realistic "move-in ready" state if basic finishes and some compromises are acceptable.

Typically included:

• Everything from Cat A.
• Partitioned rooms for meeting rooms and private offices.
• Fitted Kitchens and tea points.
• IT infrastructure and basic AV such as screens in conference rooms.
• Breakout areas.
• Welfare facilities such as washrooms and possibly shower rooms and cycle storage.
• (Mostly) A basic level of furniture to enable a client to immediately move in.

Typically excluded:

• Your corporate branding.
• Colour schemes, murals, feature walls.
• Bespoke joinery such as feature reception desks.
• Specialist AV and other equipment.
• Design led higher quality furniture, including planters, comfy sofas etc.
• Personal storage such as lockers is usually excluded.

1. Basic corporate standard

A functional, cost-efficient fit-out covering the basics needed to occupy and operate: standard carpet tiles, painted partitions, basic suspended ceiling and lighting, a simple kitchenette, and off-the-shelf furniture. Suited to cost-conscious occupiers or short leases.

2. Enhanced standard

A step up in finish and flexibility: upgraded flooring, glazed meeting rooms, feature lighting in key areas, a proper breakout/kitchen space, acoustic treatment, and design-led furniture with some branded touches. Suited to most corporates wanting a professional, on-brand office without a premium spend.

3. Premium

A high-spec, fully bespoke fit-out reflecting brand identity: bespoke joinery, premium flooring, architectural ceilings and designer lighting, fitted breakout/café spaces, wellness rooms, smart building technology, and extensive branding. Suited to HQ or flagship space where impression and talent attraction matter most.