3 office spaces for rent in Sydney CBD at Kingsmede

As at October 2026 the median private office in the Sydney CBD is $858 per desk per month, the highest of any area in Australia and about 27% above the $750 New South Wales median. The rate is all-in on a monthly agreement, so it already carries rent, outgoings, internet, furniture, cleaning, security and reception. Small suites of one to four desks price close to the median; floors for fifty or more come in under it per desk, which is the opposite of what most people assume about the top of the market.

Because it holds the premium stock and the people who will pay for it: the towers on Martin Place, George Street and at Barangaroo are the newest, best-connected office buildings in the country, and the firms in them are there to be near clients and each other. The CBD rate sits in the top five percent of every New South Wales area we can measure. The rest of the city prices in steps down from it: North Sydney at $657 one station over the bridge, Surry Hills at $913 a short walk from Central, and Pyrmont at $500 fifteen minutes from Wynyard on foot.

Match the precinct to the reason you want the postcode. The financial core around Martin Place and Circular Quay is where client-facing firms want to be and where the premium serviced floors and managed offices are. Barangaroo has the newest towers and the largest floors, with the Metro station making it the easiest part of the CBD from the north and the Hills. Midtown around Town Hall holds the biggest coworking floors and the middle of the rate. The southern blocks between Central and World Square carry the cheapest desks inside the postcode and the walk to Surry Hills. Every precinct is within fifteen minutes' walk of the others, so the difference is address and price rather than convenience.

A third or more on the private office rate, for a commute that changes by one station or a fifteen minute walk. Against the CBD's $858 a desk, North Sydney saves around a third, St Leonards at $451 nearly half, and Pyrmont half. For a team of twenty that is several thousand dollars a month. The two things you give up are the CBD address on the letterhead and the density of options: the CBD holds 3 flexible listings and no fringe suburb holds more than fifty, so a large or unusual requirement is still easier to fill in the city.

The monthly fee normally covers rent, outgoings, utilities, high speed internet, furniture, cleaning, building security, a staffed reception, and shared kitchens and breakout space, with meeting rooms up to a monthly allowance. Across the offices listed in New South Wales, 93% are air conditioned, 92% come furnished, 88% offer 24 hour access and 77% include meeting rooms. In the CBD specifically, expect end-of-trip facilities in the newer towers and almost never a car space. Check the meeting room allowance, printing, whether IT support is extra, and the security deposit, which is typically one to two months.

Headcount decides it. Up to about twenty people, a serviced office in an operator's building, let per desk on a monthly agreement with reception and meeting rooms shared, is cheaper and faster and lets you grow or shrink without moving. From twenty upwards, a managed office, a whole floor or self-contained suite fitted to your brief on a two or three year term and priced per floor, gives you your own front door and branding without a conventional lease and the fit-out capital that comes with it. The Sydney CBD holds most of the managed floors in Australia, concentrated in the financial core and at Barangaroo, so it is the one place where a large team has a genuine choice between the two.

A week or two for a serviced office, since the room is already furnished, wired and staffed and only the agreement and the deposit stand in the way. Four to twelve weeks for a managed floor fitted to your specification. The depth of supply in the CBD means availability is rarely the problem for teams under thirty; for larger teams the constraint is finding contiguous space in the right precinct, and that is where starting a month or two ahead pays off. Tell us your date and we will shortlist only the buildings that can meet it. There is no charge to you.