Services
What is included in a serviced office
A serviced office desk rate in Singapore typically covers space, utilities, internet, cleaning and building access, while meeting rooms, after-hours air-conditioning, printing and IT support vary by operator.
A serviced office rate in Singapore generally includes the workspace itself, utilities, internet, cleaning, reception and building access during standard hours. Beyond that, inclusions diverge sharply. Meeting room credits, after-hours air-conditioning, printing, IT support, guest passes, mail handling and parking may be bundled, capped or charged separately depending on the operator.
There is no market standard, which is why the same desk rate can represent materially different value from one centre to the next. The list below sets out what is usually included, what is usually not, and the items worth confirming in writing before signing.
Usually included in the desk rate
These items are bundled by most operators in Singapore, though the quality and quantity vary.
- The workspace and furniture. Desks, chairs and storage in a private office, dedicated desk or hot desk, depending on the product taken.
- Utilities during standard hours. Electricity, water and air-conditioning during the operator's stated business hours, commonly weekdays from early morning to early evening. The precise hours are worth reading, because they define when the next category begins.
- Internet connectivity. Shared bandwidth as standard. A dedicated line or private VLAN is normally available and normally charged.
- Cleaning and building services. Daily cleaning of the workspace and common areas, waste removal and general maintenance.
- Reception and common areas. Staffed reception during business hours, pantry access, breakout areas and, in most centres, refreshments.
- Building access. Access cards for your team and access to the centre outside business hours, though the air-conditioning that makes the space usable is frequently a separate charge.
Frequently charged separately
This is where comparisons break down, and where occupiers are most often surprised.
- Meeting rooms. Some operators include a monthly credit allocation, some include none. Meeting room usage is the single largest variable cost in most serviced office arrangements.
- After-hours air-conditioning. Charged by the hour in most centres and the rate is rarely volunteered in a proposal.
- Printing and scanning. Usually charged per page, occasionally included up to a monthly allowance.
- IT support. Basic connectivity support is generally included. Device support and network configuration generally are not.
- Guest and visitor management. Some operators include a monthly guest pass allowance. Client-facing businesses should establish this early.
- Mail handling and registered address. Frequently a separate line item, particularly where a registered business address is required.
- Parking. Almost always separate, priced by the building rather than the operator, and constrained in the central business district.
- Fit-out changes and signage. Branding, layout changes and any physical alteration to a private office are quoted case by case.
The desk rate is not the price of the office. It is the price of the items that particular operator has chosen to bundle, and no two operators have made the same choice.
The Singapore Flex Inclusions Matrix
Knight Frank maintains a comparison of what each major operator in Singapore bundles into the desk rate and what is charged separately, covering meeting room credits, after-hours air-conditioning, printing, IT support, guest passes, mail handling and renewal escalation. The matrix is maintained from operator rate cards and live proposals, and is updated quarterly.
What to confirm before signing
Ask for each of the following in writing. An operator who answers all seven readily is generally an operator whose proposal can be trusted. The stated business hours and the hourly charge for air-conditioning outside them. The monthly meeting room credit, whether it rolls over and the overage rate. The printing allowance and per-page rate. What IT support covers and what falls outside it. The guest pass allowance. Whether a registered business address is included. And the position at renewal, including whether any increase is capped.
We establish all of this as standard when acting for an occupier, and the comparison is delivered to you at no cost, because the operator pays our fee on completion.
Comparing a flexible option against a lease?
Our Occupier Strategy and Solutions team advises across the full commercial property line — site selection, lease negotiation and portfolio management — so the inclusions in a flexible proposal can be set against the true operating cost of a conventional lease.
Frequently asked questions
What is included in a serviced office in Singapore?
The desk rate typically covers the workspace and furniture, utilities and air-conditioning during business hours, internet, daily cleaning, reception, pantry access and building access. Meeting rooms, after-hours air-conditioning, printing, IT support and parking are commonly charged separately, though this varies by operator.
Are meeting rooms included in a serviced office?
Sometimes. Some operators include a monthly credit allocation in the desk rate, others charge all usage separately. Where credits are included, check the allocation, whether unused credits roll over and the rate charged beyond the allowance, as meeting room usage is usually the largest variable cost.
Is after-hours air-conditioning included?
Usually not. Most centres provide air-conditioning during stated business hours and charge by the hour outside them. Teams working late or across time zones should establish the hourly rate before signing, because it becomes a recurring cost rather than an occasional one.
Can I use a serviced office as my registered business address?
Most operators in Singapore offer a registered address service, though it is frequently charged separately from the desk rate rather than included. Confirm both the charge and the mail handling arrangement, and check the current ACRA requirements for your entity type.
Is GST included in the quoted desk rate?
Quoted rates are commonly exclusive of GST. Confirm on each proposal, and budget on the GST-inclusive figure.
Do serviced offices include IT support?
Basic connectivity support is generally included. Device support, network configuration, dedicated lines and anything approaching managed IT are generally charged separately or arranged with a third party.
Which operator includes the most?
There is no single answer, because it depends on how a team uses the space. An inclusive operator suits a team with heavy meeting room and after-hours use, while an unbundled operator can be materially cheaper for a team that uses neither. The comparison has to be built on your own usage pattern.
