Should a company with 20 employees rent an 80m², 100m², or 150m² office?
This is a question that concerns many businesses when looking for office space. Renting too much space increases fixed costs, while an office that is too cramped can affect employees’ comfort and productivity.
So, what office size is suitable for a company with 20 people? The answer depends not only on headcount but also on the workspace layout, the nature of the work, and the company’s growth plans.
1. How many square metres should a 20-person company rent?
For a business with around 20 employees, an office of 100–140m² is generally a reasonable reference range for workstations, a meeting room, and basic amenities.
Depending on the operating model, businesses may consider the following space ranges:
Area | Suitable layout model |
|---|---|
70–90m² | Space-efficient office, mainly arranged with shared workstations |
90–110m² | Office for 20 people, with an additional reception area or small meeting space |
110–140m² | Comfortable workspace with a meeting room and functional areas |
140–160m² | Suitable for businesses requiring more private spaces, separate departments, or planning to expand headcount |
The figures above are for reference only and are not mandatory standards. The actual area required also depends on net usable space, interior design, and space allocated to support areas.
2. How to calculate office space for 20 employees
A simple approach is to estimate the average usable area per employee, then add space for common areas.
A reference allocation of around 5–7m² per person may be considered for an office model with relatively complete work areas and basic amenities.
For 20 employees:
Work area: 20 × 5–7m² = 100–140m².
If there is a separate meeting room, reception area, or pantry, the layout should be recalculated to ensure these areas do not overlap.
If the business uses a flexible work model and employees are not regularly present at full capacity, a smaller area may be considered.
Note: Do not simply divide the total leased area equally among employees and treat that as actual workstation space. Corridors, meeting areas, storage cabinets, and shared amenities must all be taken into account.
3. Suggested 100–120m² office layout for a 20-person company
For a clearer picture, below is a reference area allocation for a business with 20 employees:
Area | Reference area |
|---|---|
Shared work area for 20 people | 60–70m² |
Meeting room for 6–8 people | 12–15m² |
Reception area | 8–10m² |
Pantry or short-break area | 5–8m² |
Corridors, document storage, and support areas | 10–15m² |
Total | 95–118m² |
With this layout, a business can maintain a shared working environment while still providing the essential areas for internal operations and meeting partners.
However, if the floor plate has many columns, dead corners, or an irregular shape, the effective usable area may decrease significantly. Therefore, it is important to review the actual floor plan before deciding to rent.
4. Factors that determine office size beyond employee headcount
Even with the same 20 employees, each business may require a very different amount of space. Before searching for an office, consider these five factors:
First, the nature of the work: Technology, marketing, and e-commerce companies often need areas for teamwork, discussions, and internal meetings. Meanwhile, businesses operating in shifts or whose employees frequently meet clients may not need fixed desks for every employee.
Second, departmental structure: Businesses with management, accounting, HR, sales, and customer service teams need to plan space allocation for convenient coordination.
Third, client reception needs: If the business regularly meets partners and clients, it should allocate a dedicated reception area or meeting room.
Fourth, recruitment plans: If headcount is expected to increase from 20 to 25–30 employees within the next 6–12 months, renting a slightly larger office from the outset may reduce future relocation and fit-out costs.
Fifth, rental budget: Do not focus only on the rent per square metre. Businesses should also account for service charges, air-conditioning electricity, parking, deposits, and interior fit-out costs to determine the actual total budget.
5. Renting an office for 20 people: choose a smaller space to save or a larger one for comfort?
This requires balancing cost with usability.
Choose a 70–90m² office: Suitable for businesses seeking to optimise their budget, with limited need for separate functional rooms and the ability to use an open-plan layout.
Choose a 100–120m² office: A balanced option for a 20-person company, allowing for workstations, a small meeting room, and some basic amenities.
Choose a 130–150m² office: Suitable for businesses that prioritise comfort, need more private areas, or plan to hire additional employees.
A good office does not necessarily have to be the largest; it needs to suit how the business operates. In some cases, a well-designed 105m² floor plan can be more effective than a 130m² office with substantial wasted space.
6. Where can you find an office for a 20-person company?
When looking to rent an office, businesses should first define their headcount, desired area, budget, preferred working area, and required amenities. They can then compare buildings to avoid spending time viewing unsuitable spaces.
TektraHomes supports businesses in finding and selecting office space for rent in Hanoi based on area, location, budget, and building grade. With data on more than 1,000 buildings, businesses can review suitable options and compare their advantages, limitations, and lease terms before making a decision.
In particular, TektraHomes combines AI technology with reviews by consulting specialists to help businesses select spaces that closely match their actual needs, rather than searching for offices based only on area or rental price.
Does your business have 20 employees and are you unsure whether to rent an 80m², 100m², or 120m² office?
Contact TektraHomes for advice on office size, site visits, and suitable leasing options.
Website: https://tektrahomes.vn
Hotline/Zalo: 0879 83 3879
Email: cskh@tektra.vn
TektraHomes – Find offices through data. Compare with technology. Decide with transparency.
