Build the worksheet in the order cash leaves the business
A useful worksheet separates one-time opening costs, recurring occupancy costs and closing costs. It also records when each payment occurs. Two options with the same three-year total can create very different financing pressure if one demands most of the cash before the team moves in.
Use amounts before and after VAT consistently. Record refundable deposits separately from expenditure, but do not ignore the cost of tied-up cash. Add contingency only where uncertainty exists and document the assumption so finance can update it later.
| Bucket | Typical lines | Evidence to request |
|---|---|---|
| Opening | Deposit, fees, design, fit-out, furniture, cabling, move | Quotes, scope, payment schedule and delivery dates |
| Monthly | Rent, service charge, utilities, internet, cleaning, reception | Contract inclusions, caps and recent bills where available |
| Irregular | Repairs, replacements, events, extra rooms and projects | Maintenance policy and member or supplier rate cards |
| Exit | Notice, reinstatement, disposal, overlap and relocation | Lease clauses and an agreed handover condition |
Convert property cost into business cost
Divide the total by productive months, not contract months, when one option requires a long setup period. Then divide by realistic users or productive seats. A cheap office with poor attendance, difficult access or inadequate meeting space can have a high cost per useful workday.
Add management time where the comparison is material. The hours spent coordinating cleaners, internet, access cards, maintenance, deliveries and meeting rooms are real operating work. They may not appear in the landlord’s quote, but they appear in someone’s week.
Three useful outputs
- Total cash committed over the selected period
- Cost per productive month from operational opening to exit
- Cost per peak user using attendance rather than payroll alone
Use scenarios, not one confident forecast
Model a base case, a growth case and a contraction case. Change headcount, meeting demand, move date and exit timing. A traditional lease may look strongest in the base case and become costly when the team shrinks. A serviced office may look expensive at steady state and become efficient when the business opens three months earlier.
Request an all-in quote for a real private office and place it beside the traditional worksheet. The objective is not to prove one model is always cheaper. It is to make uncertainty visible before the company signs.
Frequently asked questions
Should refundable deposits be included?
Track them separately from expenditure but include their timing and any recovery risk. Cash tied up for years still affects financing and liquidity.
How do we value setup time?
Record rent and project costs during nonproductive months, plus any demonstrable delay to hiring, client work or market entry. Avoid inventing revenue losses without evidence.
What period should the worksheet cover?
Use the intended commitment and add earlier and later exit scenarios. A comparable period is more important than a fixed universal duration.
Sources and methodology
- Knight Frank: GCC Office Market Review 2025
- JLL: Saudi Arabia office market dynamics
- CBRE: Saudi Arabia Real Estate Market Review, Q1 2026
This guide combines the cited public evidence with operational observations from White Spaces. Market figures and regulations can change; verify any legal, licensing or financial decision with the relevant authority or a qualified adviser.
Sources and local contextPrepared by the White Spaces editorial team using the cited public sources and our operating experience in Jeddah, Riyadh and Al Khobar.
