In any office building – built from scratch or converted from a former research institute, in general, in an office center of any class, there is a so-called “entrance group”. What is it? The entrance group is the space of the hall on the ground floor, where the visitor enters immediately, having barely crossed the threshold of the office building. In the theatre, this is called the foyer. The entrance group necessarily includes a reception, a security point and (not in all classes) an automated access control system, a modernized “turntable” or a turnstile. But in addition to this usual list, office centers set another important task for the entrance group – to be the face, the visiting card of the block. Therefore, in order to fill the entrance group with tenants, landlords (owners of the object) develop an image concept for their first floor.
So, who can make money on renting the entrance group of an office center?
Let’s deal first with the classiness of offices. In class A and A+ offices, the entrance group performs representative functions. Therefore, placing anything related to food there (even a cool branded restaurant or cafe) is out of the question. The most popular image filling of the ground floor for such buildings: an art gallery with canvases for sale, sculptural groups, fountains and other interior and architectural delights.
In lower-class office centers, developers strive to fill every free meter with useful services, so their filling of the entrance group is more technical than fashionable. Various catering establishments are already invited there for rent. There will be very relevant: a copy center, a fitness room, a newsstand, a bank branch, a cafeteria, a hairdresser. But in class B offices, they still continue to think about the image. Therefore, an unbranded entrepreneur working with an unknown brand will not be invited there. Of course, outlets selling fast food to go are also not possible there.
And finally. The third group of business centers are former research institutes, popularly called “anthills”. Everything is possible there – as agreed. The most common filling in low-class offices: a stationery store, gifts and business souvenirs, the fastest food with takeaway food, a drink trade, as well as a clothing store and even … urgent shoe repair. All ICHP place their points there.
So, we figured out the classiness of offices. But there is another important nuance. From the point of view of the interests of the tenant, all offices are divided into those where access from the street is difficult (isolated offices) and those located in the thick of city street traffic. Isolated offices also include those that are not located in the city center, but in an area that is more reminiscent of an industrial zone. From here, tenants are guided either only by services that will be of interest to office employees, or by the influx of visitors from the street. In the city center it is easy to walk out of the office and get a fan of various offers. In an isolated office, everything a person needs should be concentrated in the business center itself. For isolated offices, such tenants of the entrance group are often involved as: ticket sellers, a flower shop, a currency exchange office, a mobile phone shop, a beauty salon. By the way, Developers believe so much in the fact that the main income for tenants is brought by passers-by from the street that it has become a practice to rent out footage in “isolated” office centers at a price only slightly higher than a regular office on the floor. This is despite the fact that renting an entrance group is very expensive, especially where tenants are guided by the flow of passers-by, and not by office employees.
However, experts consider it a wrong strategy to focus on the passer-by as the main client. The entrance group is arranged in such a way that it is simply inconvenient for a large number of buyers from the street to turn around and establish normal efficient trade simply will not work. In addition, there may be conflicts between street buyers and those who serve the office building itself. And the tenant who has attracted a large number of customers will be to blame.
Therefore, developers, when forming a pool of tenants in the input group, are guided, first of all, by ensuring that the services provided by you are “short”, that is, they fit within a short time frame.
There are developers who completely reject any opportunity to fill their entrance group with something (except for the obligatory reception). They hate the bazaar and the bustle, they are attracted by long empty and noisy corridors. What can you offer such developers in terms of filling the entrance group? Nothing? Not true! Such developers get along well with tenants who have an ATM and a payment acceptance point in such a business center. Even the most unsociable developer did not refuse an ATM.
Here is a list of the most profitable enterprises operating in a class B and B+ office center. Bank branch (required area from 30 square meters); payment acceptance point (from 5 square meters); kiosk with fresh press (from 2 square meters); cafeteria (from 50 square meters); grocery store (from 15 square meters). The cost of rent in this elite five at pre-crisis metropolitan rates ranged from 500 to a thousand dollars per square meter per year.
If we consider 20 square meters as an average leased area, then the cost of organizing an enterprise on such an area is from seven to eight thousand dollars. (Already including all additional costs).
If you organize your business correctly, it can be very profitable. In addition to you, the developer will also be very interested in the success of your business, since you will be a source of additional income for him and increase the value of the object at times.