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The right tech-park office is the one that reliably supports your people and operations at a total cost you can carry, not the one with the most impressive brochure. Define non-negotiable needs first, test employee and visitor journeys, obtain written confirmation of connectivity and building services, price every occupancy cost, and have a local commercial-property professional review the lease before you commit.
1. Write the brief before you tour any property
Touring first encourages a decision based on a lobby, a view or a promotional amenity. Start with a written brief that separates essential requirements from desirable extras. Australian government business guidance recommends making a needs list before beginning the search; use it as the specification against which every building is judged.
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People, journeys and working patterns
List who must reach the office and how often: employees, customers, suppliers, contractors and visitors. Record normal start and finish times, shift patterns, late-night work, client demonstrations and delivery windows. A location that is convenient for a management team may be difficult for staff who depend on public transport, or for suppliers bringing bulky equipment.
- Map typical journeys by car, public transport, bicycle and on foot, including the first and last connection from a station or bus stop.
- Record the number of parking spaces needed, visitor parking rules, accessible bays, bicycle storage, showers and charging facilities.
- Check drop-off points, loading docks, courier access and any restrictions on delivery hours or vehicle size.
- Identify whether employees need 24-hour access, weekend access or controlled access to particular floors.
Space, equipment and layout
Describe the work rather than asking only for a square-meter figure. Note the current headcount, expected hiring, desk-to-person pattern, meeting-room demand, quiet rooms, collaboration areas, storage, reception, kitchen, server or network rooms and any specialist spaces. Document equipment that affects the building choice, such as high-load machinery, laboratory benches, raised floors, unusual cooling, acoustic treatment or secure rooms. Your brief should state the required floor plan, ceiling height, floor loading, electrical capacity and access route for equipment where those details matter.
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Budget, compliance and future change
Set a maximum total occupancy cost, not just a headline rent. Include utilities, service charges, insurance, waste, fit-out, furniture, repairs, taxes or rates that apply locally and the cost of moving. State which approvals, licences, safety measures, accessibility features and permitted uses are mandatory. Finally, describe likely changes over the lease term: hiring, contraction, hybrid work, new equipment, a second team or a need to relocate. These statements become the pass/fail tests in your comparison sheet.
2. Build one weighted scorecard for every candidate
Business Queensland describes a checklist as a practical way to compare premises. Use one spreadsheet for all sites, with the same definitions and evidence fields. Weight each criterion according to its effect on your business; a lower score on a non-negotiable requirement should eliminate a property rather than be hidden by a high score elsewhere.
| Criterion | What to define before viewing | Evidence to retain |
|---|---|---|
| Access and commute | Acceptable travel times, transit links, parking, deliveries and operating hours | Route checks at normal times, parking terms and building access schedule |
| Suite and growth | Area, layout, room mix, storage, fit-out condition and expansion need | Dimensioned plan, measured inspection and written expansion options |
| Connectivity and power | Providers, performance, installation lead time, redundancy and electrical load | Written answers from the manager and provider quotations or surveys |
| Accessibility and permitted use | Accessible route, lifts, toilets, emergency egress, zoning and business use | Inspection notes, approvals and compliance documents |
| Amenities and operations | Facilities, hours, security, HVAC, cleaning and maintenance standard | Included-services schedule, hours and service-charge budget |
| Total occupancy cost | Rent plus every recurring and one-time cost | Lease heads, service-charge estimate, fit-out budget and tax treatment |
| Flexibility and lease risk | Term, break, renewal, assignment, subletting, expansion and make-good | Draft lease, schedules and written side agreements |
Give each criterion a weight that reflects business importance, score each property on a consistent scale and multiply score by weight. Keep the underlying evidence beside the score so a favourable rating can be challenged or updated. Revisit the weights if hiring plans, work patterns or equipment change. Prestige, a familiar district name or a technology-park label is not evidence that a site fits your operation.
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Run the journeys your business actually makes
Visit at the times people will travel, not only during a quiet mid-day tour. Test morning and evening public-transport connections, walking routes, crossings, lighting, weather exposure and the final approach from the station or bus stop. Drive the route for employees who use cars, then repeat it for a customer unfamiliar with the area. Ask suppliers to describe the route they would use for regular deliveries and check whether loading areas can handle it.
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Confirm parking allocation, visitor booking, paid-parking rules, overflow arrangements and any restrictions on overnight vehicles. Check whether the park closes gates, changes access at weekends or requires a separate permit for contractors. A nominally nearby station is of little value if the path is inaccessible, unsafe or disconnected from the building entrance.
Inspect the complete accessible route
New South Wales Government guidance treats accessible office use as a journey: arrival by car, foot, public transport or taxi; entry to the building; and movement through corridors, floors and emergency routes. Apply that inspection sequence, then verify the accessibility laws and standards that govern the property in your jurisdiction.
- From the site boundary, check kerbs, gradients, crossings, surfaces, lighting and accessible parking or drop-off.
- At the entrance, check door widths, thresholds, opening force, reception height, security gates and accessible toilets.
- Inside, check lift dimensions and controls, corridor widths, floor transitions, signage, hearing support and routes to meeting, kitchen and amenity areas.
- Ask how an accessible evacuation is managed; do not assume a lift can be used during an emergency.
Assess the surrounding business environment
Look for customer and supplier access, complementary services, food and childcare options that matter to your workforce, and neighbouring organisations that could create collaboration or nuisance. Confirm local permits, planning approvals and any restrictions associated with the district. There is no universally best tech park: the useful choice depends on the journeys, users and approvals specific to your business.
4. Verify connectivity, power and building operation in writing
Marketing descriptions rarely state what your particular suite can receive. Ask the landlord or building manager for suite-specific, written answers and keep them with the comparison file. If service availability is critical, obtain an independent provider survey or a condition that allows you to cancel before the lease becomes unconditional.
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Connectivity questions
- Which internet and telecommunications providers serve the exact building and suite?
- Are there diverse entry points or routes for resilient connections, and where is the demarcation point?
- What installation lead times, access permissions and one-time building charges apply?
- Can the building support your required cabling, wireless equipment, secure rooms and network pathways?
- Who owns and maintains risers, conduits, backup systems and internal cabling?
Do not infer speed, uptime or redundancy from the phrase “high-speed internet.” Define the performance your operation needs, then have providers confirm whether it can be delivered at the proposed address and by your move-in date.
Power, cooling and access control
- Confirm available electrical capacity, circuit distribution, generator or UPS arrangements, testing responsibility and the process for adding load.
- Check HVAC operating hours, after-hours charges, temperature-control zones, ventilation and any specialist cooling requirement.
- Ask about building access hours, security staffing, visitor registration, CCTV, alarm response and access-card administration.
- Request maintenance schedules, response targets, planned shutdown notices and the procedure for reporting failures.
If you need resilient power, redundant connectivity, secure access, laboratory conditions or special cooling, state the required outcome before comparing buildings. The general location guidance establishes that internet, equipment and power must be considered, but it does not set technical thresholds; those must come from your operation and qualified providers.
5. Separate genuine amenities from brochure language
Make an amenity register and classify each item as on-site, nearby, included in rent, included in service charges or separately billed. Record hours, booking rules, capacity, maintenance standard and whether access is guaranteed to your suite or merely available somewhere in the development.
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| Amenity or service | Questions to ask | Cost and evidence |
|---|---|---|
| Meeting and shared rooms | How are rooms booked, what capacity exists and are there peak-time limits? | Rate card, booking policy and included-hours schedule |
| Food, retail and wellness | What is open when your staff work, and is it operated by the building or a third party? | Current opening hours and tenant charges |
| Parking and transport | How many spaces are allocated, what is reserved for visitors and are shuttles guaranteed? | Parking plan, permits, fees and operating timetable |
| Cleaning and waste | What areas and frequencies are covered, and how are specialist or confidential wastes handled? | Service specification and additional-work rates |
| Security and reception | Who staffs the desk, how are visitors handled and what happens outside office hours? | Security specification and incident process |
| Fire, safety and accessibility | What systems are installed, tested and documented, and who maintains them? | Certificates, schedules and landlord responsibility |
For example, the owner of DLF Techpark Noida advertises more than 3,000 parking spaces, MERV-14 air filters, advanced fire-control systems, seismic-zone compliance, a shuttle from the nearest metro station, building energy management and destination-controlled elevators. Those are owner-stated features for that named development, not independent evidence or a promise that another tech park offers the same service. Verify current availability, scope, hours and charges directly.
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Also verify permitted use, safety and accessibility compliance, energy information where relevant, repair responsibilities and restrictions on signage, deliveries, noise, parking and opening hours. A facility that cannot be used when your team needs it should not receive credit in the scorecard.
6. Match the suite and lease structure to growth
Inspect the physical fit
Compare dimensioned floor plans rather than relying on rentable-area figures alone. Check columns, windows, cores, toilets, lifts, ceiling heights, acoustic separation, natural light, storage, loading routes and the location of network and electrical infrastructure. Walk the route from loading dock to suite with your largest equipment. Identify which walls, doors, ceilings and mechanical systems can be altered and which require landlord approval.
Ask how the premises can accommodate growth or contraction. Options may include adjacent suites, a right of first offer, a contraction right, additional storage or permission to sublet part of the space. Ensure any promise is written with a measurement method, price basis, notice period and deadline.
Choose conventional, serviced or coworking space deliberately
Serviced offices and coworking can bridge uncertain demand because utilities, cleaning or equipment may be bundled. They can also charge extra for meeting rooms or storage and may provide less privacy, security, signage control or long-term cost certainty than a conventional lease.
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| Structure | Useful when | Questions and trade-offs |
|---|---|---|
| Conventional lease | You need control, a bespoke fit-out and a stable long-term base | Budget for fit-out, reinstatement, repairs and a longer commitment |
| Serviced office | You need a ready-to-use suite or a short bridge while demand is uncertain | Confirm what utilities, cleaning, furniture and support include; price meeting rooms, storage and renewal increases |
| Coworking | You need flexible desks, networking or a small initial footprint | Check privacy, security, dedicated space, client confidentiality, signage and the cost of scaling |
7. Calculate the full occupancy cost
Request a written schedule that distinguishes fixed, variable, one-time and pass-through costs. Government guidance in Australia and the United Kingdom identifies many costs that are missed when tenants compare base rent alone.
| Cost category | What to confirm |
|---|---|
| Base rent | Amount, measurement basis, payment dates, incentives and rent-review or increase mechanism |
| Service charges and shared maintenance | Budget, reconciliation method, management fee, exclusions and landlord right to change the charge |
| Utilities and communications | Metering, tariffs, after-hours HVAC, internet installation, backup systems and consumption estimates |
| Insurance, waste and cleaning | Tenant policies, building policy contributions, ordinary and specialist waste, frequency and extra-work rates |
| Taxes, rates and other outgoings | Which local property taxes or rates apply, who pays them and how they are apportioned |
| Fit-out and furniture | Design, approvals, construction, landlord contribution, rent-free period, moving and reinstatement |
| Repairs and maintenance | Tenant versus landlord responsibility, response standards and replacement of building plant |
For each line, ask how it is calculated, whether it can change, what notice is required and whether you can audit supporting records. Convert one-time fit-out and moving costs into a cash-flow plan for the first year and compare recurring costs over the likely term. A low rent can be outweighed by expensive service charges, difficult reinstatement or unreliable building systems.
8. Review the lease and schedules before signing
Read the complete lease, disclosure material and every schedule. Lease concepts and legal rights vary by jurisdiction, so use this as an issue-spotting checklist and have a local commercial-property lawyer explain the wording that allocates substantial cost or restricts operations. Business.govt.nz last reviewed its lease guidance on 23 July 2025; its topics are useful prompts, not a substitute for advice on another jurisdiction.
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- Confirm commencement, possession and occupation dates, rent-free periods, renewal options, rent reviews or increases, and the notice method and deadline for exercising options.
- Check every outgoing, utility, tax, insurance and service charge; the calculation, reconciliation and landlord’s ability to change it.
- Identify break rights, early-termination charges, notice periods and what happens if the building is damaged or access is lost.
Condition, repairs and fit-out
- Record the building and suite condition with dated photographs and an agreed schedule of condition.
- Allocate structural repairs, plant, fixtures, internal repairs, maintenance contracts, insurance claims and compliance upgrades clearly.
- Define fit-out scope, approvals, contractor rules, payment, landlord contributions, rent-free incentives and the approval timetable.
- Understand make-good or reinstatement obligations: what must be removed, restored or left in place at expiry, and how disputes are valued.
Use, access and control
- Ensure the permitted business use covers current and planned activities, equipment, clients and storage; verify zoning and other approvals.
- Negotiate signage, parking, loading, delivery, noise, operating-hour and shared-amenity rights instead of relying on verbal assurances.
- Check assignment, subletting, change-of-control, expansion and contraction rights, consent standards and response deadlines.
- Review the security deposit or bond, bank guarantee, personal guarantees and release conditions.
- Include dispute procedures and put every promised service, incentive or side agreement in writing.
New Zealand guidance specifically highlights renewal options, outgoings, parking, signage, use clauses, zoning, repairs, fit-out, expansion, subletting, make-good, security and damage scenarios. Queensland guidance separately flags term, exit notice, fit-out, make-good, outgoings and disputes. The legal effect depends on the local law and the actual lease text.
9. Use a disciplined tour and verification process
- Screen from documents. Eliminate properties that fail permitted-use, budget, access, size or basic connectivity requirements before spending time on a tour.
- Tour at operating times. Observe traffic, noise, security, HVAC, parking, loading and the accessibility route during the periods your team will use the building.
- Measure and photograph. Check dimensions, columns, doors, ceiling heights, plant locations, storage and equipment paths against the proposed plan.
- Interview the manager. Ask the written service, power, access, maintenance, incident and charge questions; record names and dates.
- Validate with providers. Confirm internet availability, installation lead time, electrical capacity, specialist cooling and any technical constraints independently where risk is material.
- Request the commercial pack. Obtain the draft lease, schedules, service-charge budget, outgoings, incentives, fit-out rules, building regulations and condition evidence.
- Re-score with evidence. Replace assumptions with documents, mark unresolved items as risks and remove any property that fails a non-negotiable requirement.
- Negotiate protections. Put service commitments, approvals, incentives, expansion rights and technical conditions into the heads of terms or lease.
- Obtain local advice. Have a commercial-property lawyer and, where needed, an accountant, building surveyor, accessibility specialist or network professional review the commitment.
10. Compare finalists on the same decision axes
When two or more properties remain plausible, produce a final side-by-side decision sheet. Use evidence, not impressions, and show unresolved risks separately from scored benefits.
| Decision axis | Pass condition | Red flag |
|---|---|---|
| Access | Journeys, parking, deliveries and accessible routes work at required times | Convenient only during the tour or inaccessible final approach |
| Space and growth | Layout supports work, equipment and documented expansion path | Area appears adequate but plan, storage or expansion is unproven |
| Technical services | Connectivity, power, HVAC and security are confirmed in writing | “High-speed” or “24/7” claims without suite-specific evidence |
| Use and compliance | Business use, zoning, safety and accessibility are verified | Approval, evacuation or accessibility responsibility is unclear |
| Cost | Total first-year and recurring costs are documented and affordable | Uncapped charges, unclear outgoings or unfunded reinstatement |
| Lease risk | Term, exit, repairs, fit-out, assignment and security are acceptable | Long lock-in, personal guarantee or one-sided repair and make-good terms |
11. Common mistakes and how to correct them
- Choosing the park’s reputation. Replace prestige with weighted scores tied to employee journeys, customers, suppliers and operations.
- Accepting a generic connectivity promise. Require provider and suite confirmation, installation timing and responsibility for pathways and equipment.
- Budgeting only rent. Build the complete occupancy schedule, including service charges, utilities, insurance, waste, fit-out, repairs, taxes or rates and reinstatement.
- Assuming an amenity is included. Verify location, hours, booking limits, availability and separate charges in writing.
- Touring only in ideal conditions. Repeat the visit at peak commute, delivery and after-hours periods.
- Leaving growth to goodwill. Negotiate adjacent-space, expansion, contraction, assignment or subletting rights with measurable terms.
- Signing before legal review. A local professional can identify obligations that a commercial summary or agent’s explanation does not reveal.
12. The decision rule
Select a tech-park office only after it passes the non-negotiable tests in your brief, its critical building services are confirmed for the actual suite, its total occupancy cost is understood, and the lease allocates risk in a way your business can accept. Visit the finalists, retain written evidence, negotiate unresolved points and obtain local professional advice before signing a long-term commitment.
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