TI calculator

Which landlord offer is the better deal?

Enter your size and two proposals. You see what the build-out costs, how much each landlord covers and which offer costs you less over the lease.

1Your space
sq ft
%
Usually 20 to 30% in Manhattan
$per sq ft
Full build uses the 2026 New York City average. Swap in your contractor's number.
Include in the budget
2Offer A
$per SF / yr
$per SF
months
years
%
3Offer B
$per SF / yr
$per SF
months
years
%
Offer A is the better deal

Offer A

$0
effective rent per square foot per year, after free rent and allowance
Landlord pays toward build-out
You pay toward build-out
Value of free rent
Your total cost over the lease

Offer B

$0
effective rent per square foot per year, after free rent and allowance
Landlord pays toward build-out
You pay toward build-out
Value of free rent
Your total cost over the lease
Build-out the landlord paysBuild-out you pay
Your build-out cost$0
usable space built
construction
design, IT, AV, furniture

Example numbers are loaded so you can see how it works. Estimates exclude tax and operating increases, electricity and financing.

How the numbers work

Plain answers on every figure

Common area share
Manhattan rent is charged on rentable square feet, which includes your share of lobbies and corridors. Construction happens only on the usable space inside your suite, so the calculator takes that share out first.
Construction cost
The full build default of $221 per square foot is the New York City average from the Cushman & Wakefield 2026 Office Fit Out Cost Guide. The $80 and $150 options are planning figures for lighter work.
Design, IT, AV, furniture
These use the same guide's ratios to construction cost: 10, 4, 12 and 22 percent. Untick anything you are bringing from your current office.
Build-out allowance
The money the landlord contributes, quoted per rentable square foot. Any allowance above your project cost shows as left over, which tenants often put toward moving costs or rent.
Free rent
Free months are valued at the first year's monthly rent across your whole space.
Effective rent
All the rent you pay over the lease, minus the free rent and the allowance, divided by the years and the square feet. It is the simplest way to compare offers with different concessions.

Source for New York City fit-out costs: Cushman & Wakefield Office Fit Out Cost Guide, 2026. Joel prices your actual space with an architect and contractor before you commit.

Let's talk

Tell Joel how big your team is getting and when your lease ends.

Contact Joel Call 347-534-5995
Email joel@benchmarknyc.comOffice 2 Park Avenue, Suite 1801