Serviced Office and Conventional Lease: Cost Structure Compared
Page updated: 7 August 2026
For small to mid-size teams the serviced-office model generally carries the lower total cost and the shorter lead time: a single bundled fee, no fit-out, and occupation from day one. A conventional lease has a lower cost per square metre but front-loads substantial fit-out and furniture expenditure and commits the tenant for several years. Across the locations tracked, the serviced-office all-in cost is approximately ฿6,640 per person per month.
| Factor | Serviced Office | Conventional lease |
|---|---|---|
| Upfront investment | Low — deposit + advance rent | High — fit-out + furniture + deposit |
| Furniture | Included, ready to use | You source and buy it |
| Lease term | Flexible, from 1 month | Usually 3 years or more |
| Internet & utilities | Bundled in the fee | Arranged & paid separately |
| Reception & meeting rooms | Shared, included | Hire / build your own |
| Move-in time | Immediate (day 1) | After fit-out (2–3 months) |
| Privacy & customisation | Depends on the room | Higher — full control |
| Best for | Small–mid teams, fast start | Large teams, long term, own brand |
Worked example: a team of 5
Serviced Office (all-in)
≈ ฿6,640/person × 5, including furniture, internet, utilities, reception and meeting-room access. Deposit only 1–3 months, move in immediately.
Conventional lease (~40 sqm)
Plus about ฿690,000 upfront (fit-out + 3-month deposit), before furniture, internet, utilities and reception — and a multi-year commitment.
Serviced-office figure is the real ฿/person market average from our data (47 branches). Conventional figures use transparent industry-typical rates (rent ~฿750/sqm, fit-out ~฿15,000/sqm) — for illustration, not a quote. Verified 15 July 2026.
A serviced office is the appropriate form when
- The team is between 1 and 20 people and needs to begin operating quickly
- A predictable all-in monthly cost is a priority
- Flexibility is required — one-month terms and straightforward scaling
- The organisation is testing a new market or running a short-term project
A conventional lease is the appropriate form when
- The team exceeds 20 people with a horizon beyond three years
- A fully branded, purpose-built space is required
- Cost per square metre over the term is the primary criterion
Frequently asked questions
Is a serviced office cheaper than renting a conventional office?
For small to mid-size teams, usually yes on total cost. A serviced office bundles rent, furniture, internet, utilities, reception and meeting rooms into one monthly fee (about ฿6,640/person on our data), with no fit-out and a deposit of only 1–3 months. A conventional lease is often cheaper per sqm but adds a large one-time fit-out and furniture spend.
What is the real all-in monthly cost for a 5-person team?
On our data, a private serviced office for 5 people runs about ฿33,200/month all-inclusive. A conventional office of ~40 sqm would be roughly ฿30,000/month rent plus about ฿690,000 upfront (fit-out + deposit), before furniture, internet and reception.
When does a conventional lease make more sense?
For larger teams (20+), long horizons (3+ years), or companies that need a fully branded, custom-built space, a conventional lease usually wins on cost per sqm over time and on control.
Can I move in immediately with a serviced office?
Yes — serviced offices are furnished and move-in ready from day one. A conventional office typically needs 2–3 months for design, fit-out and furnishing before use.
Are utilities and internet included?
In a serviced office, yes — electricity, water, air-conditioning, internet and cleaning are usually bundled. In a conventional lease you arrange and pay for these separately.