Real estate strategy and the decision to fit out
Six guides to frame the office real estate decision, from lease diagnosis to choosing the contractual model, backed by figures.
Real estate strategy blends three rarely aligned timeframes: the lease (9 years), the organisation (2 to 3 years) and the market (an 18-month cycle). Kytom steps in at the junction, with a financial reading (CAPEX, OPEX, amortisation) and an operational one (a 12-week average lead time on our projects, 850 m² average area). We apply the regulatory framework applicable to the office building stock, which requires a 40% reduction in energy consumption by 2030 compared to a reference year, and industry ratios as safeguards. These guides replace neither a broker nor a lawyer; they equip senior management, the technical real estate department and the finance department to arbitrate internally, before appointing the right contacts and presenting a defensible case to the committee.
All guides in this category
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« Our lease is ending, we are unsure whether to stay or leave »
Renew the lease or relocate: how to decide
18 months before the term, the stay/leave trade-off comes down to 5 measured criteria: market rent, relocation cost, technical condition of the premises, HR appeal and headcount trajectory. The Kytom method to make the decision objective.
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« We have 1,200 sqm, is that too much, just right or not enough »
Calculating the office space you need
Too big, you pay for empty space; too small, you max out in 18 months. This guide applies the office sector benchmark ratios (10 to 13 m² SUN per workstation) to your flex/fixed mix, meeting rooms and informal areas.
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« Give me a budget per square metre »
Cost of an office fit-out per sqm
From 400 to 1500 €/m² depending on the level of finish, the initial condition and the share of furniture. Detailed ranges by item (partitions, flooring, electrical, HVAC, furniture) and optimisation levers to frame the budget at the upstream stage.
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« How do I justify the investment to the board »
ROI of an office fit-out project
Productivity, appeal, retention, energy savings: 4 quantifiable levers to build a solid committee case. Payback calculation method (often 3 to 5 years) and benchmarks from 1200+ Kytom projects.
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« Where do we start »
Building the brief for a fit-out project
A solid brief fits in 8 to 12 pages and saves 4 to 6 weeks in the design phase. The Kytom framework: challenges, uses, constraints, budget, schedule, governance, measurable success criteria before consultation.
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« We have been offered both, which one do we pick »
Design and build or separate trades: how to choose
Single package or traditional multi-package: impact on lead time (up to 30% difference), contractual liability and budget control. Selection criteria based on the size, complexity and internal maturity of the project.
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Frequently asked questions about this category
Which guide should I start with?
It all depends on your deadline. With more than 18 months to lease end, start with renouveler-bail-ou-demenager to frame the strategic option. If the decision is already made, move on to calculer-surface-bureaux-necessaire then cout-amenagement-bureaux-m2. The ROI guide serves to formalise the committee case. Brief and design-build come into play in the final phase, just before the consultation. Allow 6 to 10 weeks to work through the whole set with your project team.
What budget should I plan for the strategic phase before works?
An existing-conditions audit and preliminary space planning represent between 8 and 25 k€ depending on the size (up to 2000 m²) and the depth of analysis. An investment to compare with the 400 to 1500 €/m² of the final project: at 850 m² average area, the ratio stays below 3% of the total cost and avoids costly oversizing. CBRE and JLL put the average cost overrun of a poorly framed project at around 15 to 20%.
Should a broker be consulted before or after Kytom?
Ideally in parallel, 12 to 18 months from lease end. The broker qualifies the market and negotiates the lease; Kytom sizes the m² required and prices the fit-out. The two analyses feed each other: it is impossible to sign a smart lease without knowing how much the fit-out will cost, nor to price a fit-out without knowing the technical condition of the target floor.
How should the regulatory obligations to reduce energy consumption in the office building stock be factored into the decision?
The eco-energie-tertiaire decree requires a 40% reduction in consumption by 2030 for any office building over 1000 m2. In the stay/leave arbitration, check the energy trajectory of the current site (EPC, energy audit) and the landlord's ability to invest. A floor rated F or G becomes a regulatory risk within 5 years. Our audits systematically include this criterion in the decision matrix presented to the committee.