Coworking space calculator: will it break even, and when? Free, private

Your space

Total square feet you lease

Rentable share of the floor, % (rest is lobby, kitchen, halls, restrooms)

Private offices (whole number)

Square feet per private office

Monthly price per private office, dollars

Dedicated desks (whole number)

Square feet per dedicated desk

Monthly price per dedicated desk, dollars

Hot-desk memberships sold at full (whole number)

Square feet of floor per hot-desk seat

Monthly price per hot-desk membership, dollars

Day passes sold per month at the stabilized level

Day pass price, dollars

Meeting room hours booked per month at the stabilized level

Meeting room price per hour, dollars

Stabilized occupancy, % of memberships sold

Occupancy in month 1, %

Months to reach stabilized occupancy

Base rent per square foot per year, dollars

Taxes, common-area charges and other lease costs, % of base rent

Staff and community manager per month, dollars

Utilities and internet per month, dollars

Cleaning, coffee and supplies per month, dollars

Software and marketing per month, dollars

Insurance per year, dollars

Card and platform fees, % of revenue

Bad debt and discounts, % of revenue

Fit-out per square foot, dollars

Furniture and equipment per seat, dollars

Lease deposit, months of rent

Launch cost: legal, signage, opening marketing, dollars

Contingency on fit-out, furniture and launch, %

Loan as % of startup cost (0 for all cash)

Loan interest rate, %

Loan term, years

Target operating margin, %

Fill in your space, then click Work out the space. Only square feet, stabilized occupancy and at least one office, desk or membership are required; the rest default to zero or the neutral choice.

Result

If occupancy runs above or below plan

Versus plan	Occupancy	Profit per month	Margin	Cash after loan

If you charge more or less

Price change	Profit per month	Margin	Cash after loan

Year by year, first five years

Year	Operating profit	Cash after loan

What it does, and what it leaves to you

Revenue: offices, dedicated desks and hot-desk memberships are sold at your prices times stabilized occupancy; day passes and meeting hours are the monthly volumes you enter at the stabilized level. Card and platform fees and bad debt come off revenue.
Costs: base rent per square foot per year divided by 12, plus other lease costs as a share of it, plus staff, utilities, supplies, software and marketing, and insurance. Profit = revenue after fees − those fixed costs.
Startup: fit-out per square foot, furniture per seat, deposit in months of rent, launch cost and a contingency on fit-out, furniture and launch. The loan is a share of that total on level payments.
Ramp-up: month by month for sixty months, occupancy and walk-in volume climb in a straight line from the month-1 figure to the stabilized one. Payback is the first month cumulative cash covers your equity. The reserve is how far cash falls below where you started.
Not decided: whether the lease terms, zoning and accessibility rules suit shared office use; how much demand there is near you or how fast members join; churn, which is folded into your stabilized occupancy; rent escalations, income tax and depreciation; and what a lender will offer.

Common questions

How much profit does a coworking space make?

It depends on the rent you pay, how many people you can fit, what you charge and how quickly you fill it. Enter your own figures; the page works out revenue after fees, fixed costs, monthly profit and margin once stabilized, and how many months it takes to get your money back.

How many desks fit in a coworking space?

Only part of the floor is rentable: lobby, kitchen, halls, restrooms and phone booths take the rest. Enter the share you expect, then the square feet each private office, dedicated desk and hot-desk seat needs. The page tells you if your mix does not fit.

What occupancy does a coworking space need to break even?

Two figures are shown: the occupancy that covers operating costs (rent, staff, utilities, software, insurance, fees) and the higher one that also covers the loan payment. Both are exact for your inputs.

Why does the ramp-up matter?

Members arrive over months while the lease and staff cost the same from day one. The page runs sixty months and shows the lowest cash point, which is the reserve to hold on top of your own money.

Does this tell me if a lease or location is good?

No. It works only from your figures. Check the lease term, escalations, personal guarantee, zoning and accessibility rules, and local demand before you sign.

Is my data uploaded anywhere?

No. Everything is calculated in your browser and nothing is sent; a test in the code asserts there are no network calls.