2 office spaces for rent in Sydney at Flex by Abacus

Measured across live listings as at September 2026, the median private office in the Sydney CBD is $858 per desk per month, about a quarter above the $750 median across New South Wales and the highest of any Australian capital. The figure is all-in: rent, outgoings, utilities, internet, furniture, cleaning, security and reception on one monthly agreement, so a team of ten budgets roughly ten times the per-desk rate and receives no separate bills. Small suites of one to four desks price close to the median; whole floors for fifty or more people come in under it per desk. Figures come from live listings and refresh weekly.

Yes, and by more than most people expect for a few minutes of travel. North Sydney, one station over the Harbour Bridge, has a median of $660 a desk against $858 in the CBD. Pyrmont, a fifteen minute walk from Wynyard, is $500, and St Leonards on the North Shore line is $451. Surry Hills at $913 keeps the walk to Central and most of the cafes. For a team of twenty the CBD premium is several thousand dollars a month. The practical test is whether client meetings or payroll dominate your week: teams that host visitors most days usually find the CBD pays for itself, and teams that work heads-down rarely do.

The CBD itself, at $858 a desk, sits in the top five percent of every area in New South Wales with enough listings to measure, and only Alexandria at $950, where converted warehouses let in small suites, comes close. Darlinghurst at around $875, Bondi Junction at $825 and Parramatta at $800 make up the next tier. The cheapest desks within a train ride are in Pyrmont, Macquarie Park and Penrith, all at around half the CBD rate.

Effectively everything except your own phone and IT choices. The monthly fee normally covers rent, outgoings, utilities, high speed internet, furniture, cleaning, building security, a staffed reception, and shared kitchens and breakout space. 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, usually up to a monthly allowance and charged hourly beyond it. What to check before you sign: the size of that allowance, printing, whether IT support and phone lines are extra, out-of-hours access if your team works late, and the security deposit, which is typically one to two months. Every Rubberdesk listing shows what a building includes, so you can compare two quotes on the same basis rather than on the headline rate.

It comes down to headcount and how long you can commit. A serviced office is a fitted, furnished room inside an operator's building, let per desk on a monthly agreement with the reception, meeting rooms and kitchens shared: right for teams of one to about twenty who want to move fast and keep the option to grow or shrink. A managed office is a whole floor or self-contained suite that the operator fits out to your brief and runs for you, priced per floor on a two or three year term: right for teams of twenty upwards who want their own front door and branding without taking a conventional lease. Sydney has the deepest supply of both in the country, with 149 flexible listings in the CBD alone, so the choice is rarely forced by what is available.

Yes. A dedicated coworking desk in the CBD has a median rate of $466 a month, about half the private office figure, and gives you a fixed spot in an open floor with the same reception, kitchens and meeting rooms as the private offices around it. A hot desk, where you sit wherever is free, is cheaper again. Coworking suits founders, small teams and people who spend part of the week with clients; once a team reaches four or five people who need to talk without disturbing a floor, a private office usually works out better per head. Shared office space and coworking desks in Sydney are listed on the Sydney coworking page.

Days rather than weeks. The room is already furnished, wired and staffed, so the agreement and the deposit are usually the only delay, and a week or two is typical. Managed offices, where an operator fits a floor out to your specification, take four to twelve weeks. Because Sydney has the deepest flexible supply in Australia, availability is rarely the constraint; the decision is. If you need to be in by a particular date, say so at the outset and we will shortlist only buildings that can meet it. There is no charge to you.