Which key questions will I answer about choosing and moving into a 70–265 sq ft office at Raffles Quay, and why they matter?
I’ll answer the questions that actually change outcomes for small tenants — the ones that stop a promising move from becoming a long, expensive regret. I learned this the hard way: early in my brokerage career I rushed into a 120 sq ft unit at Raffles Quay because it “looked right.” That moment changed how I handle every small-office relocation. It took me four years to fully understand what I’d missed. This article lays out the mistakes, the trade-offs, and the exact steps you can follow so your move works for your team and your balance sheet.
- What does a 70–265 sq ft unit feel like and how many people can it actually hold? Is the prestige of Raffles Quay worth the cost for a tiny team? How do you plan and execute the move so you don’t lose weeks of productivity? Do you hire a broker, an interior fitter, or manage everything yourself? What market shifts in 2026 matter for small tenants in the CBD?
Each question is practical. If you want quick answers, skip down to the relevant section. If you want a step-by-step, read straight through. I’ll include real scenarios and clear checklists.
What does leasing a 70 to 265 sq ft office at Raffles Quay actually mean for your day-to-day operations?
Start by picturing the space. A 70 sq ft room is roughly the footprint of a small meeting booth or a single consultant’s private office. At 265 sq ft you’re in the territory of a compact team of 5 to 8 people using efficient hot-desking or an open plan with a small meeting zone.
- 70 sq ft: one workstation, minimal storage, no meeting room — good for consultants, solo advisors, or a satellite sales rep. 120–160 sq ft: room for 2–3 desks, or a desk plus a small client area — suits two-partner practices or a tiny engineering pod. 200–265 sq ft: compact team of 5–8 with smart layouts, or a small boutique firm that needs a private meeting space.
Key operational realities to budget for:
- Shared building services: you’ll rely on common meeting rooms, lifts, toilets and the building’s security. Confirm booking procedures with building management. Net vs gross area: advertised size may be net lettable area. Check whether corridors or external walls are included when planning desks. Power and data placement: small spaces become unusable fast if power sockets are in the wrong wall. Measure and confirm before signing. Storage and branding: a tight office can look cramped if you store bulk files there. Consider off-site storage for archives.
Scenario: a fintech startup signed for 150 sq ft expecting six staff to rotate in hybrid shifts. They discovered the AC and power points limited desk layouts to three workstations. Result: two months of rework and extra furniture expense. Lesson: measure, mock up a floor plan, and run a dry fit before committing.
Is moving to Raffles Quay just a prestige play, or will it actually help my business?
There’s a common misconception that an Raffles Quay address is a marketing tool that will instantly win clients and talent. That’s partly true. The name opens doors. It’s also a significant cost and operational commitment. The real question is whether the address aligns with specific business outcomes.
Ask yourself three outcome-based questions:
Will proximity to banks, law firms, or government agencies shorten sales cycles or improve client confidence? Will the location materially improve recruitment for the roles you need right now? Can your cash flow absorb higher occupancy costs without squeezing growth or hiring?Two short scenarios illustrate the trade-offs:
- Scenario A - Boutique law practice: The firm moves to Raffles Quay to be near courts and rival firms. They use their office for client meetings and private hearings. The rent is higher but billable hours rise because clients prefer in-person meetings in a prestigious setting. Outcome: net benefit. Scenario B - Early-stage app maker: The team moves to Raffles Quay for “credibility.” They spend cash on fit-out instead of marketing and user acquisition. The office impresses visiting VC once, but the product doesn’t improve. Outcome: prestige with no revenue lift.
Practical rule: align the move with measurable business activities — client meetings, partner access, recruitment — not impressions alone. If you need flexibility, consider serviced suites or a short-term plug-and-play space to test impact before committing to a longer lease.
How do I plan and execute a relocation into a small Raffles Quay office without chaos?
Think of a move as a surgical procedure: you plan the incision, map vital systems, and stage recovery. Below is a compact, practical timeline and checklist for a small-office move that protects revenue and minimizes downtime.
8-week sample timeline
Weeks 8-7: Confirm lease terms, deposits and handover date. Book movers and IT vendor. Weeks 6-5: Finalise floor plan. Order critical furniture, data cabling and power modifications. Weeks 4-3: Fit-out begins. Test network, phones and access cards. Arrange building induction for staff. Week 2: Soft move of non-essential items. Confirm final cleaning and signage permissions. Move week: transfer core team and run full operating test. Keep a skeleton team at old office for backup. Week +1: Address punch-list items and optimize layout based on live use.Move checklist — practical items you’ll forget if you’re not careful
- Confirm load-in times and lift booking with building management. Raffles Quay buildings often require elevator reservation for moves; get it in writing. Verify power and data port locations. If a socket is 3m away from where you planned desks, plan for safe cable runs or additional outlets. Check landlord restrictions for signage, floor protection during moving, and allowed contractors. Set up temporary working arrangements for staff on move day — partial remote work or staggered schedules reduce downtime. Prepare a "go-bag" for each key staff member: chargers, essential documents, keys, visitor routes and contingency numbers.
Tip: run a quick mock-up by taping out desk footprints a week before the move. You’ll spot problems with circulation and egress that drawings don’t reveal.
Quick Win: One immediate move that buys you time and insight
If you’re unsure whether the address will deliver value, rent a serviced office or a flex desk at Raffles Quay for 30 days. Treat it as a live pilot: host commercialguru.com.sg two client meetings, interview three hires within that month, and measure the impact against the cost.
- Why it works: you test the location without the capital commitment and get real feedback on whether the address changes outcomes. How to use it: market meetings, recruitment interviews, and a few team co-working days to feel traffic and building rhythm.
Should I hire a broker, an interiors firm, or manage the move myself?
Short answer: it depends on what you’re trying to protect. Brokers, lawyers and interior contractors each add value in different ways. Picking the wrong helper costs you time or money. I’ll break down the roles with the kind of straight talk I give a client who wants practical returns.
Broker — when to use one
- Use a broker if you need market intelligence, comparable rents, and negotiation of lease incentives (rent-free periods, fit-out contribution). A good broker saves you time and prevents costly mistakes on lease clauses. Don’t use a broker if you’re comfortable with doing the market research and negotiating directly, and if commissions are likely to push the deal beyond your budget.
Interiors contractor — when they matter
- Engage a fit-out firm for technical fit-outs: electrical changes, built-in storage, acoustic treatments. Small offices can be more expensive per square foot for fit-out, so get multiple quotes and ask for staged payments tied to milestones. If you need only furniture and minor reconfiguration, a reputable vendor and an in-house lead may be enough.
Lawyer — when to call one
Always get a lawyer to check the lease. Small tenants often overlook critical clauses like service charge caps, subletting rights, reinstatement obligations and landlord access for works. A lawyer spots cost exposures that can show up months into the tenancy.
Example trade-off: A founder hired a low-cost broker who found an attractive unit. The lease included a broad reinstatement clause requiring full gut-and-repair at lease end. The founder faced a SGD 20,000 bill two years later. A lawyer would have flagged that clause. If budgets are tight, prioritize a lawyer for lease review over a fancy fit-out designer.
What office-market changes are coming in 2026 that small tenants at Raffles Quay should watch?
Market conditions shift, and small tenants can be the most exposed. Here are practical trends to monitor and how to act on them.
- Flexible leases and coworking growth: Expect more short-term and modular lease options targeted at micro-offices. If flexibility matters, push for 12–18 month terms or break clauses rather than a fixed three-year term. Building standards and sustainability: Landlords are investing in energy efficiency, access control and tenant wellbeing. These upgrades can bring fees upfront or through service charge increases. Ask for a clear schedule of planned works and how costs are passed to tenants. Hybrid work normalization: You can optimize space by formalizing desk rotation and hot-desking. Translate your headcount into peak usage when selecting a unit size to avoid paying for empty desks. Competition from suburban hubs: Some clients and staff prefer quieter, less expensive locations. If you rely on local footfall, consider a dual-location strategy: a small CBD presence for key meetings and a suburban hub for day-to-day work.
Actionable watchlist:
Request projected service charges for the next 24 months when negotiating. Negotiate a rent review cap or floor to avoid sudden spikes if the market pivots. Factor in a 3–6 month cash buffer for unexpected fit-out delays or building works.Final thoughts from someone who's seen hundreds of small-office moves
Moving into a 70–265 sq ft office at Raffles Quay is a high-consequence decision for small teams. The address can open doors or quietly drain resources. Treat the move like a business investment: define the outcomes you expect, test the location if you can, and plan the logistics down to the power socket. Use professionals where they reduce your risk, not where they add vanity.
Analogy to close with: choosing a small office is like tailoring a suit. The label matters a bit, but the fit determines whether you can move, work and look professional. A great address with a terrible fit won’t do you any favors.
If you want, send me the unit sizes you’re considering and your headcount. I’ll sketch a desk plan and a 60-day move checklist you can use as a template.