Small vs large office
Office size is one of the most significant factors in a rental decision. Too small a space feels cramped and hinders work, too large wastes money. In this article, we compare small (under 100 sqm) and large (over 200 sqm) offices from the perspective of the Helsinki metropolitan area market.
What do "small" and "large" mean?
In the Helsinki metropolitan area office market, sizes roughly break down as:
| Size class | Area | Typical team | Character |
|---|---|---|---|
| Micro | 15-30 sqm | 1-3 people | Office hotel, coworking |
| Small | 30-100 sqm | 3-10 people | Compact unit |
| Medium | 100-300 sqm | 10-30 people | Own floor section |
| Large | 300-1,000 sqm | 30-100 people | Own floor |
| Very large | 1,000+ sqm | 100+ people | Multiple floors or building |
Price per square metre vs total price
In office leasing, a clear rule applies: the smaller the space, the higher the price per square metre -- but the lower the total cost.
| Size | Rent (EUR/sqm/month) | Total rent (EUR/month) |
|---|---|---|
| 30 sqm | 25-35 | 750-1,050 |
| 80 sqm | 20-30 | 1,600-2,400 |
| 200 sqm | 18-25 | 3,600-5,000 |
| 500 sqm | 15-22 | 7,500-11,000 |
In small spaces, the higher per-square-metre price is often explained by more services being included: reception, meeting rooms, cleaning, internet. In large spaces, these are typically separately negotiable additional costs.
Impact of location
For small offices, supply exists nearly everywhere in the metropolitan area. Office hotels and multi-use spaces offer small units in premium areas like Kamppi, Punavuori, and Kallio, where larger spaces would be too expensive for many businesses.
For large offices, more selection is available in traditional office districts like Pasila, Pitajanmaki, Kalasatama, and Espoo's Keilaniemi. In Helsinki's core city centre, availability of large spaces is more limited and the price level significantly higher.
In practice: a small office gives you more choice regarding location.
Flexibility and contract terms
| Factor | Small office | Large office |
|---|---|---|
| Typical lease length | 6-24 months | 3-5 years |
| Notice period | 1-6 months | 6-12 months |
| Modifications | Limited | Extensive options |
| Subletting | Rarely possible | Often permitted |
| Deposit | 1-3 months | 3-6 months |
Small space contracts are more flexible, making them attractive for companies whose space needs may change. In large spaces, longer commitment is typically compensated with a more favourable per-square-metre rate and broader modification options.
Work environment and functionality
Small office:
- Tight, community feel
- Quick communication within the team
- Limited options for separate spaces (meeting room, quiet zone)
- Requires efficient use of space
- Limited room for growth
Large office:
- Possibility for different zones (work, meetings, relaxation)
- Own meeting room or several
- Quiet workspaces for focus-intensive tasks
- Room for growth
- Can feel empty if headcount doesn't grow as expected
Growth strategy
Space size is directly linked to company growth plans:
Rapid growth: Start small and flexible, switch to larger space as needs grow. Avoid long contracts in the early stages.
Steady growth: Rent slightly more than currently needed (10-20% buffer) on a longer contract and benefit from lower per-square-metre pricing.
Established company: Optimize space for current needs. Hybrid work models can enable a smaller space than headcount would traditionally require.
Hidden costs
Regardless of space size, remember to account for:
- Maintenance charges: In large spaces, 3-7 EUR/sqm/month on top of rent
- Parking: 50-400 EUR/month depending on location
- Furniture: Often included in small spaces, own procurement in large spaces (500-2,000 EUR/workstation)
- Moving costs: Increase with space size
- Cleaning: Included in small spaces, separate contract for large spaces
Who should choose small, who large?
Choose a small office if:
- Your team is under 10 people
- You want a premium location at a reasonable price
- Flexibility is more important than customisability
- Your business is in a growth phase and space needs may change
Choose a large office if:
- Your team exceeds 15 people
- You need separate spaces for different functions
- You want to customize the space to your company's look
- Long-term commitment suits your strategy
- Cost-effectiveness per square metre is a priority
Summary
The right office size isn't universal -- it depends on team size, growth plans, budget, and the nature of your operations. A small office offers flexibility and location choice, a large office offers cost-effectiveness and customisability.
On HQ Finder, you can filter offices by size and compare different options. Our experts help you find the right-sized space -- a free service for tenants.
Frequently asked questions
The rule of thumb is 8-12 sqm per employee in a traditional office. An open-plan office requires 6-8 sqm, and in a hybrid model where not everyone is present simultaneously, as little as 5-6 sqm per person.
In total cost, yes, but the price per square metre is usually higher in small spaces. A 30 sqm office might cost 25-35 EUR/sqm/month, while a 200 sqm space costs 18-25 EUR/sqm/month. However, small spaces often include more services in the price.
Based on HQ Finder data, the most searched size range is 50-150 sqm, corresponding to roughly a 5-15 person team. Demand for small offices (under 50 sqm) has grown significantly in recent years.
Yes. Tell us your needs and budget, and our experts will recommend the right-sized space. Our service is free for tenants.