Furnished, fitted or shell: which office should you rent?
Updated November 2026 · By Phygital Business Center
A furnished office is ready to use. A fitted office has ceilings, lighting and flooring, but you bring the furniture. A shell office is bare, and you pay for the whole fit-out. Furnished suits speed and short terms; fitted and shell suit long stays and custom layouts.
The three types compared
| Furnished | Fitted | Shell | |
|---|---|---|---|
| Upfront cost | Low | Medium | High |
| Time to start | Days | Weeks | Months |
| Custom layout | Limited | Some | Full |
| Typical term | Flexible | Often 1 year or more | Often several years |
| You manage | Very little | Furniture, utilities, cleaning | Everything |
Choose furnished if
- You need to start within days or weeks
- Your team is small or may change size
- You would rather keep your cash for the business
Choose fitted if
- You want your own furniture and branding
- You expect to stay at least a year
- You are happy to manage utilities and contractors
Choose shell if
- You need a specific layout or a large floor
- You will stay long enough to recover the fit-out cost
- You have the time and budget to manage a build
Remember the handover
Fitted and shell leases can require you to return the unit to its original condition. Read that clause and price it before you sign.
Our offices
Ours are furnished, usually ready in 7 to 10 days, and come with 30 days' notice on longer terms. See sizes and prices.
Common questions
What does a fitted office include?
Usually ceilings, lighting, flooring and air conditioning, but not furniture. Exact specifications vary, so check what the listing includes.
Is a furnished office more expensive?
The monthly price is often higher per square foot, but it can cost less overall once furniture, fit-out and utilities are counted.