Office for Lease in Makati — Best Picks for a 20-Seat Team
Rada Street is one block from Ayala Avenue — close enough to carry the address, far enough to avoid the Ayala Avenue rent premium. If you need a compact office for lease in Makati for roughly 20 people, here is what actually matters before you sign.
Key Takeaways
- Rada Street in Legazpi Village puts your team inside Makati CBD at rates meaningfully below Ayala Avenue towers.
- A 20-person team typically needs 100–150 sqm bare-shell or a ready-fit 20-seat serviced unit — know which before you shortlist.
- Zero-Ten Park at Frabelle Business Center offers flexible terms: short-term, long-term, per-seat, and bare-shell options in one building.
- The space runs roughly 50 community events per year per branch — networking and activation built into the tenancy, not charged extra.
- Walkable to Greenbelt, AyalaMRT, major banks, and dozens of restaurants — useful when you are recruiting.
Why Does Rada Street Matter for a Small Office Search in Makati CBD?
Rada Street runs through the heart of Legazpi Village, the quiet residential-commercial pocket tucked just behind Ayala Avenue. For a team of 15 to 25 people, that geography is genuinely useful: you get a Makati CBD mailing address, walking access to the Ayala commercial strip, and monthly rents that do not carry the premium of a glass tower on the avenue itself. According to the Makati Investment Promotion Unit, Legazpi Village is an established commercial node within the CBD — which means infrastructure, foot traffic, and talent familiarity are all already there.
For founders or office managers who are setting up a new Manila presence or relocating a lean team, that combination — CBD legitimacy at below-avenue cost — is the core reason Rada Street keeps appearing in serious small-office shortlists.
How Much Space Does a 20-Person Team Actually Need?
A 20-person team in a bare-shell or fit-out lease typically requires 100–150 sqm, allowing roughly 5–7.5 sqm per person plus a small meeting room and a pantry. A ready-fit serviced unit sized for 20 seats compresses that footprint slightly because furniture, partitions, and shared amenities are already built in. Knowing which format you need narrows your search immediately.
Most Rada Street buildings offer both formats, which is one reason the street suits both established SMEs doing a deliberate fit-out and startups or satellite teams that need a plug-and-play setup fast.
What Makes Zero-Ten Park at Frabelle Business Center Stand Out on Rada Street?
Most Rada Street options give you four walls and a lease. Zero-Ten Park at Frabelle Business Center layers three things on top of that: genuine term flexibility, transparent pricing formats, and an active community calendar that most pure-play office landlords simply do not offer.
Flexible Terms That Actually Mean Something
When office providers say "flexible," they often mean month-to-month at a significant premium over annual rates. At Zero-Ten Park, flexibility covers the full range: short-term licences for teams in a growth or transition phase, standard long-term leases for teams that want cost certainty, per-seat pricing for hybrid headcounts, and bare-shell units for companies that want to own their fit-out. That range matters because a 20-person team in year one looks very different from the same team in year three — and changing buildings mid-growth is expensive.
~50 Events Per Year — Community Built Into the Lease
Each Zero-Ten Park branch runs an average of roughly 50 community events per year — industry mixers, skill workshops, founder roundtables, and social activations. For a small team that is new to Manila or trying to build a local network, that pipeline of introductions is a real business asset, not a marketing footnote. It turns the office from a cost centre into a growth environment, which is a distinction worth making when you are comparing options on pure rent-per-sqm.
How Does Rada Street Compare to Other Nearby Options for a 20-Seat Office?
The Location Scout Card below scores the main options a 20-person team typically considers when searching for a small office space in Makati CBD. Scores reflect term flexibility, move-in speed, community value, and walkability — not just sticker rent.
- Rada Street, Legazpi Village CBD address
- Short-term, long-term, per-seat & bare-shell options
- ~50 events/year — built-in community
- EOR/COR services available in same building
- Walkable: Greenbelt, Ayala MRT, BDO, BPI all within 10 min on foot
- Same street — solid CBD address
- Primarily conventional leases
- Longer fit-out lead times for raw units
- No built-in community programming
- Good for teams with established fit-out budgets
- Hot-desk and shared-desk formats widely available
- Best for 1–5 person teams, not 20-pax private offices
- Per-seat costs can exceed dedicated office at scale
- Limited privacy for client-facing or confidential work
- Variable lease flexibility by operator
What Is It Like to Work from Legazpi Village Day to Day?
Walkability is underrated in office shortlisting. Legazpi Village scores well on every practical dimension a 20-person team cares about. Greenbelt mall is a five-minute walk, which means lunch options, a food court, a pharmacy, and a bookstore are all within a short stroll. The Ayala MRT station is roughly ten minutes on foot — relevant for team members commuting from Pasay, Mandaluyong, or BGC. Major banks including BDO and BPI have branches within the immediate neighbourhood. For client-facing teams, the proximity to the Makati business district's core hospitality strip — hotels, restaurants, event venues — means entertaining or hosting partners is straightforward.
For companies recruiting in Manila, a Rada Street address also signals stability and seriousness without the eye-watering overhead of a PBCOM Tower or GT International Centre floor. That positioning tends to matter to mid-career professionals who want a real office, not a hot-desk arrangement, but who also read the overhead signal in a company's address choices.
What Should You Check Before Signing an Office Lease in Makati?
Before committing to any office for lease in Makati, run through these six checkpoints — they catch the issues that look minor in a term sheet but become expensive mid-lease.
| Checkpoint | What to Verify | Why It Matters for 20 Pax |
|---|---|---|
| Usable sqm vs. gross floor area | Ask for the net leasable area, not the gross figure | Columns, corridors, and common areas can eat 15–20% of quoted space |
| CUSA / dues breakdown | Get an itemised Common Use Service Area charge | CUSA can add ₱80–₱150/sqm/month on top of base rent — estimate, confirm current rates |
| Escalation clause | Check annual rent increase rate and cap | A 7–10% annual escalator on a 3-year lease is a significant budget line by year three |
| Fit-out period | Negotiate rent-free fit-out months for bare-shell units | A 20-pax fit-out typically takes 4–8 weeks; every rent-paying fit-out day is dead spend |
| Parking allocation | Confirm slots and monthly rate per slot | Makati CBD parking can run ₱5,000–₱8,000/slot/month — estimate, confirm current rates |
| Scalability clause | Can you take adjacent space or downsize with notice? | A 20-person team today may be 30 or 12 in 18 months — build the exit or expansion in upfront |
Frequently Asked Questions — Office for Lease in Makati for 20 Pax
How much does a 20-pax office for lease in Makati typically cost per month?
Monthly costs vary by format and building grade. A ready-fit serviced office for 20 seats in Legazpi Village is generally priced per seat per month, while a bare-shell unit is quoted per sqm per month with CUSA on top. Rates shift with market conditions — contact Zero-Ten Park directly at Frabelle Business Center for current availability and pricing for a 20-seat unit on Rada Street.
Is Rada Street considered a prime Makati CBD address?
Yes. Rada Street runs through Legazpi Village, which sits within Makati's central business district. The address carries full CBD legitimacy for banking, business registration, and client-facing purposes, while typically commanding lower rents than buildings directly fronting Ayala Avenue. The Makati Investment Promotion Unit recognises Legazpi Village as an established commercial node within the CBD.
What is the difference between a serviced office and a bare-shell lease on Rada Street?
A serviced office on Rada Street comes fully fitted with furniture, internet, airconditioning, and shared amenities — your team can move in within days. A bare-shell lease hands you an empty concrete floor and walls; you handle fit-out, furniture, and utilities yourself. Serviced suits teams needing speed or flexibility; bare-shell suits teams planning a long stay who want full control of their environment and branding.
How many sqm does a 20-person office in Makati CBD need?
A 20-person team generally requires 100–150 sqm in a bare-shell or fit-out format, based on roughly 5–7.5 sqm per person plus a small meeting room and pantry. A ready-fit serviced unit for 20 seats may occupy a slightly smaller footprint because shared amenities are factored into the building design. Always ask for the net leasable area, not the gross floor area figure, when comparing options.
Can a foreign-owned company lease office space in Makati directly?
Foreign-owned companies can lease commercial office space in the Philippines, though specific equity restrictions apply depending on the industry and business structure. For satellite or back-office teams that have not yet incorporated locally, an Employer of Record or Contractor of Record arrangement — like the one Zero-Ten Park offers alongside its office leasing — can provide a faster, compliant path to operating in Makati while the legal entity setup is completed. This is general information, not legal advice; consult a qualified Philippine corporate lawyer for your specific situation.
What amenities are near Frabelle Business Center on Rada Street?
Frabelle Business Center on Rada Street is within walking distance of Greenbelt mall, the Ayala MRT station, BDO and BPI branches, a range of restaurants and cafés, and the broader Makati CBD hotel and conference strip. For teams relocating to Manila or setting up a new office, that walkability reduces daily friction significantly — from banking errands to client lunches to commuting options.
Does Zero-Ten Park offer short-term office leases in Makati?
Yes. Zero-Ten Park at Frabelle Business Center offers multiple lease formats including short-term licences, standard long-term leases, per-seat arrangements, and bare-shell units. Short-term options suit teams in a growth or transition phase that need a professional CBD address without committing to a multi-year lease. Contact the Makati location directly to confirm current short-term availability for a 20-seat configuration.
What makes Zero-Ten Park different from other coworking or office providers in Legazpi Village?
Beyond the flexible lease formats, Zero-Ten Park runs approximately 50 community events per branch per year — industry mixers, workshops, and networking sessions included in the tenancy rather than sold separately. The Makati location also sits within a building where Employer of Record and Contractor of Record services are accessible, making it practical for international or satellite teams that need both a workspace and a compliant local employment solution in one place.
Check Availability for a 20-Seat Office on Rada Street
Zero-Ten Park at Frabelle Business Center has serviced and flexible office units in Makati CBD. Tell us your team size, preferred start date, and whether you need a ready-fit or bare-shell unit — and we will come back with what is currently available.
Inquire About Makati Office Space →Send Us Your Requirements
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The Bottom Line on Finding an Office for Lease in Makati for Your 20-Person Team
Rada Street in Legazpi Village remains one of the most practical addresses in Makati CBD for a small-to-mid-sized team. The combination of a legitimate CBD address, below-Ayala-Avenue rents, walkable amenities, and flexible lease structures from providers like Zero-Ten Park at Frabelle Business Center makes it a strong starting point for any 20-pax office search. The comparison above shows that at this team size, a dedicated private office with flexible terms consistently outperforms shared coworking on both cost per seat and operational suitability.
If you are shortlisting offices for lease in Makati right now, start with the six checkpoints in the pre-signing table, get clarity on your sqm requirement and lease format preference, then inquire directly at Zero-Ten Park Makati for current unit availability and pricing.
