Faced with rapidly changing working patterns and economic uncertainty, business leaders are reviewing their real estate strategies in depth. Where the classic commercial lease has long been the norm, new solutions are emerging that are more flexible and better aligned with today’s financial challenges.
Among these, the operated office stands out as a particularly relevant response. By offering an all-inclusive approach, based on an Opex rather than a Capex model, it enables companies to gain in agility, budget visibility and adaptability.
But in concrete terms, how does an operated office compare with a traditional lease? And why does it represent a strategic lever for 2026?
Conventional lease vs. operated office: two opposing financial logics
A traditional commercial lease requires a substantial initial investment. From the moment it is signed, the company has to tie up substantial capital: security deposit, fitting-out work, furniture, IT equipment, legal fees, not to mention recurring charges that are often difficult to anticipate.
This model is based on a Capex (capital expenditure) logic, which has a direct impact on cash flow and weighs heavily on the company’s balance sheet. It also implies a long-term projection, generally over 6 or 9 years, in a context where organizations are evolving ever more rapidly.
In contrast, the operated office is based on an Opex (operating expenses) logic. The company rents a turnkey space, including all the services required for its business: furniture, internet, utilities, maintenance, reception, meeting rooms.
Costs are smoothed out, predictable and integrated into a single invoice, facilitating financial management.
To explore these economic issues in greater depth, the analyses ofIEIF – Institut de l’Épargne Immobilière et Foncière – shed valuable light on the evolution of corporate real estate models.
Real costs: what the classic lease doesn’t always show
When comparing a traditional lease with an operated office, the difference is not limited to the face rent. The overall cost of a traditional lease includes many elements that are often underestimated:
Work
works
Purchase of
furniture
Maintenance
Service provider management
Expenses
variable
Under-utilization of space
These indirect costs make the budget difficult to manage, and can weigh heavily on profitability, particularly for companies undergoing growth or transformation. On the other hand, the operated office is based on a transparent approach: all services are included, enabling the manager to reason in terms of cost per item, and not in terms of square meters. This is a much more relevant way of aligning real estate with the actual organization of work.
Why is the operated office particularly suitable for managers in 2026?
Looking ahead to 2026, a number of underlying trends reinforce the appeal of the operated office:
- Hybrid working is taking root, making rigid office sizing obsolete.
- Companies are looking for greater reversibility, to absorb cycles of growth or slowdown without structural risk.
- The pressure on cash flow is encouraging us to limit heavy investment and focus on controlled expenses.
- In this context, the operated office becomes a strategic management tool, in the same way as the company's other key functions. It enables managers to maintain a clear view of their real estate costs, while providing their teams with a professional, immediately operational working environment.
What are the advantages of an operated office?
The operated office: serving teams and performance
In addition to financial considerations, the new office also addresses human and organizational issues.
Well-designed, functional spaces that are adapted to different uses encourage concentration, collaboration and team commitment.
The operated office solutions offered by BURO Club, for example, make it possible to deploy offices for teams in a professional setting, with shared services and local support.
Discover it here: https: //www.buro.com/services-bureaux-equipes/
For managers, this means considerable time savings: no need to manage technical or logistical aspects, everything is taken care of.
Customer testimonial – Fepem: why switch from 3/6/9 leases to flexible offices
To illustrate the benefits of office operated, the experience of Fepem (Fédération des Particuliers Employeurs de France) is particularly telling. A national organization committed to home-based employment for over 75 years, Fepem supports teams spread across the country, with employees regularly on the move.
Would you like to rent office space in a business center?
Boost your business with the flexibility of the BURO Club network. Whether you’re self-employed or a very small business, you’ll have immediate access to scalable office space from one position, in the heart of a network of over 100 towns and cities in France. More than just a space, you’ll benefit from the support of our experienced business managers and total mobility, including two free days of office space every month in the center of your choice.
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FAQ – Frequently asked questions about the operated desktop
Is the operated office more expensive than a conventional commercial lease?
At first glance, an office lease may seem more expensive than a conventional lease. However, it includes all charges, services and fittings. By integrating the hidden costs of a traditional lease (works, furniture, maintenance), the operated office often proves more competitive and financially clearer.
How long is the commitment period for an operated office?
The commitment period for an operated office is generally shorter and more flexible than for a conventional commercial lease. It can range from a few months to several years, depending on the company's needs, enabling it to rapidly adapt its floor space to changes in staff or business activity.
Are the offices operated furnished and equipped?
Yes, operated offices are delivered on a turnkey basis. They include furniture, internet connection, utilities, maintenance and often access to common areas. This configuration enables companies to set up quickly, without any initial investment, and to focus immediately on their operational activity.
Is it possible to change the surface area of an office during the course of a contract?
One of the main advantages of an operated office is its flexibility. Companies can adjust the size of their offices up or down according to their needs, without jeopardizing their organization or incurring the constraints of a traditional commercial lease.
What's the difference between a managed office, coworking and a flex office?
Coworking is based on the sharing of open spaces, while flex office refers to an internal organization without assigned workstations. The operated office offers private, fully managed and flexible offices, offering greater confidentiality, comfort and control for structured companies.