The operated office is becoming the flagship solution for modern companies in search of agility and performance. This hybrid model, a cross between the traditional office and coworking, offers private spaces fully managed by a specialized operator. With an expected growth rate of 75% by 2022 and more than 350,000 m² available in France by 2024, this formula is seductive for its flexibility, all-inclusive services and customizable approach. Discover how this concept is revolutionizing corporate real estate by combining confidentiality, savings and well-being in the workplace, while meeting the new challenges of post-pandemic work.

The operated office represents a major evolution in the world of workspaces. Unlike conventional solutions, it offers complete outsourced management of your business premises. Imagine a space entirely dedicated to your business, fitted out according to your needs, but without the usual constraints of property management. This innovative concept is inspired by the success of coworking, while adding an exclusively private dimension.

In concrete terms, this is a turnkey workspace, where a specialized operator takes charge of all logistical and administrative aspects. From fit-out to day-to-day maintenance and occupier services, everything is managed for you. This approach enables companies to concentrate fully on their core business, without worrying about traditional real estate issues.

The Operated Office stands out for its ability to offer a tailor-made solution while retaining remarkable flexibility. Whether you need 4 or 400 workstations, this model adapts to your size and specific requirements. As Stéphane Adnet, InSitu’s Managing Director, observes, companies today are looking for spaces that are “entirely personalized, in their own colors”, marking a break with the standardized models of the past.

A response to new ways of working

The rise of the operated office is taking place against a backdrop of profoundly changing business habits. After the pandemic, companies realized the need to adopt more agile solutions. Telecommuting has shown its limits in terms of collaboration and corporate culture, while traditional leases are proving too rigid for constantly changing organizations.

The operated office bridges this gap by offering the perfect balance between flexibility and stability. It enables companies to benefit from a dedicated physical space, essential for maintaining team cohesion and corporate identity, while retaining the ability to adapt quickly to change. This solution is particularly well-suited to the needs of growing startups, SMEs undergoing transformation or large corporations wishing to create regional hubs without committing to long, costly leases.

A growing market

The figures speak for themselves: in 2022, the operated office market grew by 75%, with almost 200,000 m² available in Paris alone. In 2024, according to Ubiqdata data, total surface area reached 357,429 m², marking a 23% increase in just two years. This rapid expansion testifies to the perfect match between this solution and current business needs.

This growth is accompanied by a diversification of the offering. While Paris still accounts for 70% of office space, there has been significant growth in the regions, driven by players such as Deskeo and MyFlexOffice. The major French cities (Lyon, Bordeaux, Lille, Marseille) are seeing the emergence of operated office space, responding to a growing demand for flexibility outside the capital.

The distinctive features of the operated office

A 100% private and customizable space

The first characteristic of the operated office is its exclusively private nature. Unlike coworking, where spaces are shared, here your company benefits from an entirely dedicated environment. This exclusivity guarantees total confidentiality for your activities and exchanges – an essential criterion for many organizations.

Customization is another major advantage. As Hiptown explains, companies can design their space according to their corporate identity and specific needs. From the choice of colors to open-space configurations and meeting room layouts, everything can be adapted to reflect your corporate culture. Some operators go so far as to offer tailor-made solutions for lighting, technological equipment or even relaxation areas.

All-inclusive premium services

One of the main advantages of the operated office is its “all-inclusive” approach. Unlike a traditional rental where each service is the subject of a separate contract, here everything is integrated into a single package. This generally includes :

• • Complete management of premises (upkeep, maintenance, security)

  • Utilities (electricity, water, heating, air conditioning)

  • Digital services (very high-speed Internet, videoconferencing solutions)

  • Professional quality furniture and equipment

  • Common areas (kitchen, relaxation areas, meeting rooms)

  • Concierge and reception services

  • Mail and delivery management

This integrated approach allows companies to keep their budgets under control, with no unpleasant surprises. As Hiptown points out, operators generally offer ergonomic furniture and top-of-the-range equipment, specially selected to meet the needs of professionals.

Unrivaled contractual flexibility

One of the most appreciated advantages of an operated office is its contractual flexibility. Unlike traditional commercial leases, which are often signed for 3, 6 or 9 years, operated office contracts offer much shorter terms, generally between 6 and 36 months.

This flexibility allows companies to :

• • Adapt quickly to changes in their workforce

  • Test new markets without long-term commitment

  • Adjust their surface area according to their real needs

  • Avoid the costs associated with early termination of a traditional lease

What’s more, some operators offer extension or reduction options during the course of the contract, providing additional agility. This feature is particularly appreciated by startups and companies in a scaling phase, who need to be able to adjust their workspace quickly to their growth.

Fundamental differences from coworking

Privacy vs Community

While the operated office and coworking share certain points in common (flexibility, inclusive services), they meet fundamentally different needs. Coworking relies on sharing and exchanges between different companies or freelancers, creating a collaborative ecosystem. Conversely, the operated office offers a space entirely dedicated to a single organization.

This distinction is crucial for companies handling sensitive data or wishing to preserve their corporate culture. As Hiptown explains, even if some operators offer optional common spaces (cafeteria, terraces), the main workspace always remains private in an operated office, unlike coworking where workstations are necessarily shared.

Customization vs. standardization

Customization is another major point of divergence. In a coworking space, the layout generally remains standardized to accommodate different users. In contrast, the operated office can be fully adapted to the specific needs of the tenant company.

This customization can go a long way:

• • Layout according to the company’s graphic charter

  • Configuration of spaces according to working methods (agile, classic, hybrid)

  • Integration of specific technologies (interactive screens, advanced videoconferencing solutions)

  • Creation of dedicated spaces (creativity rooms, rest areas, event spaces)

This ability to create a tailor-made environment explains why many companies, even small ones, opt for the operated office rather than coworking, despite the slightly higher cost. As Stéphane Adnet notes, “even for four or five workstations, customers today want their own private, fully personalized space”.

A hybrid approach among certain operators

Interestingly, some market players now offer hybrid solutions, combining coworking and operated offices within the same building. Deskeo, Newton and Hiptown, for example, sometimes convert some floors into shared spaces (coworking) and others into privately-operated offices.

This approach allows companies to benefit from the advantages of both models:

• • A private space for daily work

  • Occasional access to shared spaces for networking

  • The possibility of using common meeting rooms for events

  • Increased flexibility in the use of spaces

However, as Hiptown points out, the distinction remains clear: in an operated office, your main workspace always remains entirely dedicated to your company, with all the advantages in terms of confidentiality and personalization that this implies.

Concrete benefits for companies

An economical long-term solution

While the monthly cost of an operated office may seem high at first glance (around €630 per shift in Paris in 2024), closer analysis reveals that it is often a more economical solution than traditional alternatives. A study by Ubiq comparing two similar offers in the 2nd arrondissement of Paris showed that the operated office cost €830 ex. tax per shift per month, compared with €885 ex. tax for a traditional lease once all hidden costs and depreciation are taken into account.

There are several reasons for this saving:

• • No initial investment: no need to purchase furniture or equipment

  • No unexpected costs: everything is included in the rent (maintenance, repairs, etc.)

  • No moving costs when changing size

  • No co-ownership charges or property taxes to manage separately

What’s more, as Stéphane Adnet points out, “customers no longer need to go into debt to finance partitions, furniture or a coffee corner. Everything is managed and shared. We take on the debt for them. This approach enables companies to preserve cash for their core activities.

Saving time and productivity

The operated office enables companies to refocus on their core business by outsourcing all property management. This represents considerable time savings, particularly for :

• • Search and negotiation of premises

  • The layout and works

  • Management of contracts with different service providers

  • Daily maintenance of spaces

  • Managing technical problems

The time saved translates directly into increased productivity. Employees benefit from an optimized working environment, free from the common inconveniences of poorly managed offices (air-conditioning problems, faulty equipment, poorly maintained spaces).

What’s more, included services such as concierge services, mail management or dedicated IT solutions enable employees to concentrate fully on their missions, without wasting time on logistical tasks.

A reinforced professional image

Operated offices offer companies, even small ones, the possibility of benefiting from a high-end professional environment without the prohibitive costs of a traditional lease in a prestigious building. This makes it possible to :

• • Receive customers and partners in premises representative of your image

  • Benefit from a prestigious address without the associated cost

  • Offer your employees a motivating work environment

  • Project a modern and dynamic corporate image

For start-ups and SMEs, the possibility of having access to professional space without heavy investment is a major asset for their business development and recruitment.

A solution adapted to growth

The flexibility of the operated office makes it an ideal solution for companies in a growth or transformation phase. Unlike a traditional lease, which can become a hindrance (too big or too small), the operated office adapts to your needs:

• • Easy expansion: adding stations or rooms according to your needs

  • Possible reduction in the event of restructuring

  • Multiplication of sites without long-term commitment

  • Testing new markets with regional hubs

This agility is particularly appreciated by scaling companies, developing subsidiaries or groups wishing to set up teams in different cities without committing to long, costly leases.

For which companies is the operated office suitable?

Startups and scale-ups

For young, fast-growing companies, an operated office is the ideal solution to support their development. This formula enables them to :

• • Benefit from a professional framework to attract investors and talents

  • Avoid the high fixed costs of traditional leases

  • Adapt quickly to changes in their workforce

  • Create a strong corporate culture in a dedicated space

For these structures, the operated office often represents a first physical office after a telecommuting or coworking phase, marking an important step in their maturation.

SMEs in transformation

Small and medium-sized companies undergoing restructuring or expansion particularly appreciate the flexibility of the operated office. This solution enables them to :

• • Optimize their real estate costs without sacrificing quality

     

  • Modernize their work environment to attract talent

     

  • Test new organizational methods (partial teleworking, project teams)

     

  • Benefit from premium services without heavy investment

For these companies, the operated office often represents a more agile alternative than renegotiating a traditional lease or a costly move.

Large companies and groups

Even large organizations can benefit from the operated office, in particular for :

• • Create regional hubs without long-term commitment

     

  • Implement project teams in different cities

     

  • Test new geographic markets

     

  • Providing satellite spaces for local teleworking

This approach enables major groups to benefit from a flexible territorial presence, without the constraints of traditional commercial leases. Some also use the operated office for innovation spaces or ideas laboratories, separate from their head offices.

Businesses in transition

Organizations undergoing a merger, demerger or reorganization particularly appreciate the flexibility of the office solution. This solution enables them to :

• • Manage transition periods without long commitment

     

  • Consolidate or separate teams quickly

     

  • Maintain operational continuity during restructuring

     

  • Avoid moving or rearrangement costs

For these companies, the operated office represents an ideal temporary solution, enabling them to concentrate on their transformation without the traditional real estate constraints.

Future trends in the operated office

Ever more personalized customization

One of the main developments in the operated office is the extreme personalization of spaces. Operators are now developing solutions that enable companies to create truly unique working environments, reflecting their identity and values.

This customization goes far beyond the simple choice of colors. It now includes :

• • Biophilic arrangements (vegetation, natural light)

     

  • Well-being spaces (nap rooms, meditation spaces)

     

  • Creativity zones equipped with innovative technologies

     

  • Tailor-made acoustic solutions

     

  • Technological equipment specific to each sector

This approach enables companies to create spaces that reinforce their employer brand and significantly improve the employee experience.

Accelerated geographic expansion

While the office market is still highly concentrated in the Paris region (70% of floor space), there is rapid growth in other regions. Metropolises such as Lyon, Bordeaux, Lille and Nantes are seeing the emergence of new offerings, driven by growing demand for flexibility.

This expansion reflects several trends:

• • Decentralization of economic activities

     

  • The development of local teleworking

     

  • The search for more affordable real estate costs

     

  • The desire to rebalance territorial attractiveness

The sector’s major players are predicting strong growth in their regional offerings over the next few years, with the arrival of new specialist operators.

A reinforced eco-responsible approach

Operated offices are increasingly part of a sustainable approach, responding to growing corporate expectations in terms of CSR. Operators are developing solutions that include :

• • Ecological materials for fittings

     

  • Intelligent energy management systems

     

  • Zero waste policies

     

  • Environmental certifications (BREEAM, LEED)

     

  • Sustainable mobility solutions (charging stations, transport partnerships)

This approach enables tenant companies to reduce their carbon footprint while benefiting from modern, responsible workspaces. Some operators go so far as to offer detailed carbon footprints for their spaces, a major asset for companies committed to an ambitious CSR approach.

Integration of advanced technologies

Operated offices are becoming veritable laboratories for innovation in work technologies. Operators now systematically integrate :

• • Immersive videoconferencing solutions

     

  • Integrated digital collaboration tools

     

  • Intelligent space reservation systems

     

  • IoT sensors to optimize comfort (temperature, air quality)

     

  • Advanced security solutions (biometric access control)

These technologies enable companies to benefit from a state-of-the-art working environment, without having to invest in costly infrastructure. Some solutions even include analytical dashboards enabling managers to track space utilization and optimize their organization.