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

A small commercial office space with people working at workstations and enjoying a break in the kitchen area — Speculative suite designed and constructed by Sheldon for a Private client in Wooloomooloo. This particular suite was leased immediately upon completion.

A partnership beyond the fitout.

In addition to their function and design, speculative suites stand out in the market for their ability to be modified to suit the requirements and branding of new tenants. An adaptable and long-term approach to the suite is key to attracting tenants.

Improving market attraction through customising the workplace for incoming tenants.

Through partnership with a responsive workplace design and construction partner, leasing agents and building owners can offer a variety of modifications for completed speculative suites to improve the leaseability of the space and flexibility for incoming tenants.

A good speculative fitout should be a space in which incoming tenants can make their own mark, through minimal modifications. This includes installing custom AV systems, elements of branding and company culture; speculative suites should allow for their tenants' aspirations. Whilst speculative suites offer a ‘ready to work’ solution that encapsulates the needs of the market, organisations often have industry and company specific requirements that aren’t covered by a general approach to workspaces, including personnel and density requirement, spatial requirements, and branding.

Speculative Suite at 4 Drake Avenue, Macquarie Park

D&C contractor involvement through the leasing process

The key to a strong speculative fitout is a responsive relationship between the leasing parties and fitout contractor throughoutthe project, from tender to occupancy and beyond. The below stages outline how a flexible D&C contractor supports the leasing process and improves market attractiveness.

During the project’s inception / tender period, the contractor’s design team works alongside the leasing team / building owner to establish concept packs, preliminary budgets and test fit plans for the space based on requirements / budget.
Once the design concepts are peer reviewed by the partitioning, electrical, manufacturing, and other construction divisions, final documentation is created, leading to the manufacturing and construction phase.
To advertise new suites to potential tenants while they are in construction, leasing agents may request a set of marketing plans from the contractor's design team.
D&C contractor continues to be available to leasing agents and incoming tenants during lease negotiations and occupancy period to provide additional changes to the suite to suit requirements.

Moody kitchen with low lighitng and dark features, leading into boardroom. Sydney CBD — At 323 Castlereagh St (Shown above), Sheldon designed and constructed 6,800sqm of commercial space over several projects. For several speculative suites Sheldon were able to adapt the design to suit the incoming tenants requirements upon engagement to the building.

Long-term partnerships with building owners.

The role of a D&C contractor creates peace of mind for the leasing team throughout design and construction. Hiring a dedicated team to work on multiple projects in the same asset ensures that long term goals are balanced with short term goals, project learnings contribute to continuous improvement, effective resource allocation through economies of scale, risk management, and clear communication throughout the fitout process.

Sheldon’s recent building partnerships.

Sheldon has developed relationships with building owners across Australia to complete multiple fitouts within commercial assets, including a range of full floor specs, split tenancies, end user appointments, as well as bathroom and lobby works. Sheldon’s adaptability and internal divisions allows for beneficial, long-term partnerships with building owners.