The Flight to Quality: What Makes a Well-Designed Speculative Suite?

Note: This article was written alongside Sheldon's Speculative Suite Handbook 2024/2025. To download the free handbook click HERE.

Design that leaves a lasting impression. 

A well-designed, inviting and functional speculative suite may be the difference for potential tenants seeking to lease a space. With an effective floorplan, building owners can offer workplaces that appeal to a wide range of tenants, and can be modified across multiple tenancies through flexible elements, maximisingthe value of the fitout.

The demand for high quality office spaces that attract tenants is well established. This ‘flight to quality’ indicates that an outdated or warm/cold shell office space may no longer suffice. A quality design directly impacts employee wellbeing, talent attraction and retention, productivity, collaboration and inspiration at work.

What key design features make a memorable space that leases fast?

CBD office spaces or other premium locations should match the premium location in their look and feel. Tenants expect the prestige and quality that comes with the location. Providing a wow factor or lasting impression can be achieved through impactful entry spaces, vast front of house spaces and premium quality furniture and joinery.

Sheldon’s spec suites at 1 York St (below) exude a premium quality, from the stone benchtops to the Sheldon-manufactured joinery. We utiliseda range of premium finishes and incorporated soft curves, evoking the feel of a residential space. This approach ensured a sophisticated and inviting ambiance throughout the suites.

Impact of styling.

The small touches make the biggest difference to the overall design when someone first enters the space. Thoughtful styling goes a long way in adding to the overall look and feel and providinga strong indication of what a space looks like once it’s occupied.

The considered and elevated styling at 1 York St showcases thThe considered and elevated styling at 1 York Ste potential of each space to make an impact. Books, plants, vases, and decorative kitchen items were all added to give prospective tenants an immediate glimpse into what a lived-in workplace would look like.

 Premium finishes.

An intuitive allocation of the design budget ensures that budget is put towards features that have the biggest visual impact. No matter the overall budget of a speculative suite, it’s important that the finishes and features exude a level of high-end quality. Premium features include high end furniture, stone benchtops, dramatic lighting, fixtures and fittings.

A workspace that feels like home.

The impact of the pandemic and the new normal of working from home brought about a range of changes to the workplace, which are now firmly established. One of these changes is the desire for residential inspired spaces, that provide a home-like comfort for employees. Due to a push to get people back into the office and fill vacant spaces, making them warm, comfortable and inviting has a huge impact on wellbeing and enjoyment of being in the physical office.

Residential touches are seen through soft furnishings, comfortable couches and seating. Soft lighting instead of harsh fluorescents also plays a role in making a space feel warmer and less stark.

 Making the workplace a worthy destination.

The workplace now competes with other ‘third space’ destinations that people spend time in their day to day. ‘Third spaces’ are places outside of the home or the office where people like to spend time, socialise and meet others, such as cafes, bars and libraries. Bringing the best of these public and hospitality spaces into the workplace therefore provides a point of difference, comfort and appeal that stands out from a traditional office.

Café style seating in breakout areas is the perfect way to encourage relaxation and socialisation. Spaces that feel like libraries are beneficial for a range of reasons. They look beautiful, and they also signify a quiet zone, as people associate libraries as spaces for quiet reflective work.

These kinds of spaces also offer a variety of spatial modalities to cater for focus work, collaborative work or socialising. Flexible and adaptable spaces are key features required by tenants leasing spec suites.