The world of work is undergoing profound change. Businesses – from fast-growing start-ups and ambitious SMEs to large, decentralized structures – are reassessing their relationship with workspaces. The rigidity of the classic commercial lease, with its nine-year commitments and cumbersome administration, no longer corresponds to today's economic realities. The hybridization of working patterns, accelerated since the health crisis, is prompting organizations to rethink their real estate footprint. In this context, the operated office is emerging as a structured response to the expectations of managers and teams. This formula offers a private workspace, fully furnished and equipped, managed by a specialized operator who takes charge of all logistical and administrative aspects. The member signs a service contract rather than a traditional lease, which radically changes the relationship between the company and its workplace. This approach transformscommercial real estate into a value-added service, where employee performance and well-being become the priority indicators.
The operated office: a clear definition for modern commercial real estate
Operated offices are fundamentally different from traditional coworking and commercial leases. It's a private workspace, dedicated exclusively to one company, where an operator provides complete management of the premises. This formula combines the confidentiality of an independent office with the flexibility of a service contract. The company benefits from a turnkey business environment, ready to use from day one. Employees arrive with their computers and start work immediately, without having to worry about technical installation or furnishings.
Unlike coworking, where open spaces encourage interaction but limit confidentiality, the operated office guarantees physical separation from the other structures present in the building. This feature meets the needs of companies wishing to protect their strategic exchanges and build a corporate culture in a setting that belongs to them. The operator takes care of technical maintenance, day-to-day upkeep, access management and reception. A single monthly invoice simplifies accounting and frees administrative teams from time-consuming property management tasks.
Services included in a serviced office offer
The wealth of services included is one of the major assets of the operated office. The operator provides a complete set of services that go far beyond the simple provision of office space. Ergonomic furniture, high-speed internet connection, multimedia equipment for videoconferencing and fully-equipped meeting rooms are all part of the standard package. Electricity, water, heating and property taxes are no longer an issue for members.
Reception and concierge services add a service dimension comparable to that of high-end hotels. Mail handling, coffee and tea service, and a dedicated office manager all contribute to creating an environment where staff can concentrate on their core business. Some operators offer modular packages enabling services to be adjusted month by month according to the company's actual needs. This adaptability responds to the variations in activity and organizational changes that developing structures experience.
Rental flexibility: the decisive advantage for companies on the move
Flexibility in terms of rental terms is the main argument in favor of an operated office over a traditional commercial lease. With a 3-6-9 lease, a company commits to a minimum three-year period before it can cancel. Notice periods can be as long as six months in the traditional legal framework. This rigidity creates tricky situations for structures whose workforce fluctuates or whose real estate strategy evolves rapidly. The new office reverses this logic, offering short commitment periods, often from three months upwards, with notice periods reduced to one or two months, depending on the operator.
This contractual flexibility transforms real estate into an adjustment variable rather than a fixed constraint. A start-up recruiting on a massive scale can extend its surface area without having to renegotiate a lease. An ETI looking to test out a regional presence before making a long-term commitment finds the operated office an ideal solution for validating its project. The advantages of an operated office can also be measured in terms of cash flow: the absence of a substantial security deposit and the predictability of monthly costs make it easier for companies to manage their finances.
Custom-designed private workspaces
Thelayout of the offices operated goes beyond simple standardization. Operators offer spaces that can be customized to reflect the visual identity and values of each member company. This ability to customize distinguishes the operated office from generic coworking where spaces remain impersonal. Teams take ownership of their working environment, reinforcing the sense of belonging and facilitating the integration of new employees.
The quality of the layout has a direct impact on productivity and well-being at work. Operators invest in ergonomic furniture, lighting adapted to different activities, soundproofed concentration areas and user-friendly relaxation zones. This attention to the user experience transforms the workplace into an employer-brand asset. Companies that welcome their customers and partners to their well-appointed premises project a professional and dynamic image. Spaces can be scaled to suit requirements, from a few workstations to several hundred square meters.
Technology infrastructure and connectivity at the heart of the operated office
Technological infrastructure is a fundamental pillar of the operated office offering. In a world where hybrid working requires constant exchanges between present and remote collaborators, the quality of connectivity becomes a decisive performance factor. Operators are deploying ultra-high-speed fiber-optic Internet networks, redundant professional WiFi systems and state-of-the-art videoconferencing equipment. This technical infrastructure, often difficult to set up and costly to maintain for an isolated company, is part of the services included in the package.
IT security benefits from pooled investments that benefit all members. Firewalls, backup systems and secure virtual private networks protect sensitive company data. Common areas feature shared equipment such as professional printers, high-definition scanners and charging stations. This pooling of technological resources generates substantial savings, while guaranteeing a high level of service that few SMEs could afford on their own.
Hybrid coworking: between private space and shared areas
The operated office model often integrates coworking spaces accessible to members in addition to their private offices. These shared zones encourage informal meetings, exchanges between companies and the creation of synergies. Cafeterias, lounges and green terraces offer alternatives to conventional workstations. This hybridization meets the expectations of employees who appreciate a variety of atmospheres during the course of a working day.
Meeting rooms of varying capacities complete the package. Rather than occupying under-utilized dedicated spaces, companies reserve these rooms according to their specific needs. This system of sharing optimizes the use of space and reduces the overall real estate footprint. Operators organize networking events, themed workshops and other activities to create a sense of community. This social dimension differentiates the operated office from a simple office rental: it generates added value by putting members in touch with each other.
Comparison of commercial real estate solutions
To help managers make the right choice, a structured comparison of the different real estate options highlights the specific features of the office being operated. Each formula presents characteristics adapted to specific company profiles and situations. The following table summarizes the major differences between traditional commercial leases, coworking and operated offices.
| Criteria | Commercial lease 3-6-9 | Coworking | Office operated |
|---|---|---|---|
| Commitment period | 3 years minimum | 1 month to 1 year | 3 months to 2 years |
| Privacy | Total | Limited (open space) | Total (private space) |
| Services included | No | Basics | Complete and customizable |
| Design | At the tenant's expense | Standardized | Turnkey and adaptable |
| Administrative management | Multiple (expenses, suppliers) | Simplified | One all-inclusive bill |
| Surface flexibility | Low | High | High |
| Corporate identity | Strong | Low | Strong (customization possible) |
Domiciliation and legal aspects of the operated office
The question of company domiciliation in an operated office comes up frequently. Operators offer this service, which enables members to set up their head office at their office address. This possibility confers geographical legitimacy, particularly appreciated by companies setting up in a new metropolis. A prestigious address in a business district reinforces the company's image with customers and partners.
From a legal point of view, a service contract is quite different from a commercial lease. The member acquires neither the right to renew nor commercial ownership of the premises. This difference in status explains the rental flexibility of the system. The respective obligations of the parties are defined contractually, with considerable freedom to negotiate exit conditions and surface area development. Companies gain in agility what they lose in long-term security of tenure.
The operated office at the service of corporate real estate strategy
The adoption of the operated office is part of a strategic reflection on the overall real estate footprint of organizations. General management and real estate managers are integrating this solution into a mix that includes head offices on traditional leases, regional sites in operated offices and nomadic workstations in coworking facilities. This modular approach optimizes costs while guaranteeing the territorial presence required for commercial and operational activities.
The office operates in response to the decentralization challenges faced by many organizations. Rather than concentrating all teams at head office, companies are developing regional branches that bring employees closer to their place of residence. This reduces commuting times, improves quality of life and boosts employer appeal in employment areas outside the main metropolises. Operated offices in major French cities facilitate these deployments without heavy investment or long-term commitment.
Environmental responsibility and operated real estate
The CSR dimension is gaining in importance in companies' real estate choices. Operators are investing in the renovation of existing buildings rather than in new construction, thus limiting the artificial use of land and enhancing the value of urban real estate assets. The use of second-hand furniture, environmental certification of buildings and measurement of carbon footprints meet the expectations of employees and stakeholders who are sensitive to ecological issues.
The pooling inherent in this model generates significant resource savings. Equipment shared between several companies has a higher utilization rate than that owned by each structure. Centralized technical management systems optimize energy consumption. This collective efficiency helps to reduce the environmental footprint per employee, an indicator monitored by CSR departments. The operated office is a solution in line with organizations' sustainable development objectives.
What's the difference between a serviced office and coworking?
The operated office offers a private space dedicated exclusively to one company, guaranteeing confidentiality and the possibility of personalization. Coworking offers open spaces shared between several structures and freelancers. Both formulas include services, but the operated office is closer to a traditional office, while retaining contractual flexibility.
What type of contract is signed for an operated office?
A service contract replaces the traditional commercial lease. This different legal framework offers greater flexibility in terms of commitment duration and termination conditions. The member does not benefit from the protections afforded by the status of commercial leases, but gains greater agility in adapting his or her occupancy.
Are the offices we operate suitable for large companies?
Key accounts use our operated offices for their regional offices, temporary project teams or expanding subsidiaries. This solution offers them a rapid territorial presence without mobilizing their real estate teams on major development projects.
Can you personalize your space in an operated office?
Most operators allow and support the personalization of private areas. Signage in the company's colors, specific workstation layouts and a choice of complementary furniture enable members to create an environment that reflects their identity.
What services are usually included in an operated office?
Standard services include furniture, broadband Internet connection, maintenance of premises, technical maintenance, reception, mail management, utilities and access to common areas. Additional services, such as concierge services or meeting rooms, can complete the offer, depending on the operator.
