Bratislava

Space Measurement Standard

BOMA, GIF, Slovak Technical Norm

Space Unit of Measure

Square Meters

Financial Data Below Reported In

EUR

0%-5%
Typical Loss Factor from Rentable to Useable Square Meters

Loss Factor Notes:

Add-on factor

Landlord Concessions

Fit-Out Concession

The Landlord typically provides a contribution or concession to fit-out as a part of the lease transaction.

Amount of Fit-Out Concession

€30/sm-€200/sm

Typical range of fit-out contribution.

Fit-Out Cost Notes:

In case of refurbishment of the existing space.

Rent-Free Period

In addition to the fit-out contribution, the Landlord typically provides a contribution or concession in the form of a rent-free period.

Standard Range of Rent-Free Months

3mo.-8mo.

Typical number of rent-free months.

Rent-Free Period Notes:

For 5-year lease term

Lease Provisions

Lease Term

3yrs.-7yrs.

Typical lease term in years.

Lease Term Notes:

80% of deals 5 years.

Operating Expenses & Service Charges Included

Quoted market rent typically does not include operating expenses (service charges). There are additional charges that apply to leasing space.

Additional Charges

€2.8/sm-€5/sm

Estimated range for all additional charges per Square Meters.

Additional Charges:

Utilities
Service Charges
Stamp Duty
Electric
Rates
HST
Cleaning
Hydro
Registration Fees
Taxes
Insurance
VAT
Other

Service Charge Notes:

Excluding consumption of electricity and water (measured separately). Typical is service charges in amount app. 3.80 €/sqm/month for older buildings and 3.20 €/sqm/month for new buildings, the rest is paid directly by tenant - electricity, cleaning, water consumption. On top of it is always paid VAT.

Lease Timeline: The following apply to both office and industrial leases.

Lease Execution Requirements:

Typical upfront requirements
None for strong credit tenants
Upfront rental payment
Security deposit
Corporate guarantee
Not Applicable

Requirements Notes:

Or bank guarantee.

Negotiated Subletting/Assignment

Typically, the tenant's right to sublease or assign the space is negotiated in the lease agreement.
Landlord Consent: Typically, the landlord's written consent IS still required.

Statutory Subletting/Assignment

This is NOT a statutory right.

Blend & Extend Strategies

Typically, a tenant can take advantage of "blend & extend" ("forward renewal", "early renewal", etc.) strategies when the appropriate market conditions exist.

Statutory Early Termination

This is NOT a statutory termination right.

Negotiated Early Termination

It is NOT typical for tenants to be able to negotiate an early termination right in the lease agreement.

Workplace

Regional Office Space

8sm-15sm

Typical Square Meters per employee (includes office square footage for employees and contractors).

Regional HQ Office Space

8sm-20sm

Typical Square Meters per employee (includes office square footage for employees and contractors).

Bratislava market is typical.

Desk Sharing

Desk-sharing is a common practice in the market.

Desk Sharing Average

1.2

Average headcount per workstation.

Urbanization of the workforce is: Equal to several other considerations driving location decisions

Landlord Concessions

Fit-Out Concession

The Landlord typically does not provide a contribution or concession to fit-out as a part of the lease transaction.

Fit-Out Cost Notes:

Usually not part of our deals.

Rent-Free Period

In addition to the fit-out contribution, the Landlord typically provides a contribution or concession in the form of a rent-free period.

Standard Range of Rent-Free Months

1mo.-12mo.

Typical number of rent-free months.

Rent-Free Notes:

1 month per year of lease term.

Lease Provisions

Lease Term

3yrs.-12yrs.

Typical lease term in years.

Operating Expenses & Service Charges Included

Quoted market rent typically does not include operating expenses (service charges). There are additional charges that apply to leasing space.

Additional Charges

€0.7/sm-€6/sm

Estimated range in total for all additional charges per Square Meters.

Additional Charges:

Utilities
Service Charges
Stamp Duty
Electric
Rates
HST
Cleaning
Hydro
Registration Fees
Taxes
Insurance
VAT
Other

Service Charge Notes:

Additional charges:
Service charges: 0.44 € per m²/month
Property tax: 0.27 € per m²/month
Insurance: 0.06 € per m²/month
Management fee: 3%
Indexation: 2%

Lease Timeline: The following apply to both office and industrial leases.

Lease Execution Requirements:

Typical upfront requirements
None for strong credit tenants
Upfront rental payment
Security deposit
Corporate guarantee
Not Applicable

Requirements Notes:

Or bank guarantee.

Negotiated Subletting/Assignment

Typically, the tenant's right to sublease or assign the space is negotiated in the lease agreement.
Landlord Consent: Typically, the landlord's written consent IS still required.

Statutory Subletting/Assignment

This is NOT a statutory right.

Blend & Extend Strategies

Typically, a tenant can take advantage of "blend & extend" ("forward renewal", "early renewal", etc.) strategies when the appropriate market conditions exist.

Statutory Early Termination

This is NOT a statutory termination right.

Negotiated Early Termination

It is NOT typical for tenants to be able to negotiate an early termination right in the lease agreement.

Section 1. Fit Cost Data

Total Fit-Out Cost

€250/sm-€300/sm

Class A Office

€180/sm-€220/sm

Class B Office

€100/sm-€150/sm

Class C Office

€50/sm-€60/sm

Warehouse

Total Fit-Out Cost Notes:

Depends on fit-out requirement specifications.

Construction to Move-in Cycle Time

12wks-16wks

Class A Office

Typical Manpower Hourly Rates

€150/hr

Senior Project Manager

€100/hr

Project Manager

€70/hr

Junior Project Manager

€50/hr

Project Assistant

€100/hr

Workplace Consultant

€100/hr

Designer/Architect

Project Management Base Fee

30%

Base fee [%] for the fitout of above office of 1000 m2.

Section 2. Scope of Work Description

Phase 1: Services Before and During the Transaction

Advise Colliers broker and client on project issues and their resolution as they occur.
Not typically included at all, but available for an additional fee.
Participate in building tours, if requested, to evaluate building systems and other cost-related observations and prepare a building due diligence report
Typically included in “Design/Build” scope of work.
Develop high-level project estimate and timeline based on test fit and Client standards
Not typically included at all, but available for an additional fee.
Schedule and chair Schematic Drawings and Design Development Drawings review meetings/conference calls
Typically included in “Design/Build” scope of work.
Define workplace strategy for client, research what kind of location, office / work environment accelerates business
Not available / not a service that can be offered.
Define program of requirements for location, building and interior characteristics
Not typically included at all, but available for an additional fee.

Phase 2: Service Before and During the Design Process

Develop preliminary project budget and schedule.
Not typically included at all, but available for an additional fee.
Develop the RFP for selection of a space planner/architect and any other consultants identified and required
Not typically included at all, but available for an additional fee.
Analyze, compare and evaluate responses to the RFP.
Not typically included at all, but available for an additional fee.
Orchestrate the space planner/architect interview process.
Not typically included at all, but available for an additional fee.
Negotiate, on behalf of the client, professional services agreements with the space planner/architect and other consultants.
Not typically included at all, but available for an additional fee.
Review architect’s final Program of Requirements.
Not typically included at all, but available for an additional fee.
Monitor the design team’s schedule of deadlines and deliverables. Coordinate meetings with the design team and the client. Manage the design process on behalf of the client.
Not typically included at all, but available for an additional fee.
Review and recommend payment of the invoices for services. Submit invoices for payment to landlord or client and prepare monthly reports of project costs versus project budget.
Not available / not a service that can be offered.
Negotiate all client-vendor contractors (IT, AV, Security/Access Control, Signage, High Density Filing) on behalf of client.
Not available / not a service that can be offered.
Coordinate with either Architect or General Contractor in permitting process
Not available / not a service that can be offered.
Schedule and chair weekly design review meetings/conference calls
Not typically included at all, but available for an additional fee.
Other Value-Add Services: Test fits (including Look & Feel) - Cost Estimates - Schedule/timing/phasing scenarios - Floor plan, core and circulation efficiency ratios(GIA vs NIA) (NOA vs NIA) - Technical due diligence/Assessments - We may pack everything into a Feasibility Study or proposed them separately depending on the situation.
Not available / not a service that can be offered.
Define interior guidelines for architect based on workplace strategy
Not available / not a service that can be offered.
Control workplace strategy and functionality and during design process
Not available / not a service that can be offered.
Architectural design
Not available / not a service that can be offered.

Phase 3: Services Before Construction

Liaise with the Landlord’s Representative.
Typically included in “Design/Build” scope of work.
Prequalify a list of general contractors to be interviewed (consult lease to confirm any Landlord required GCs).
Not typically included at all, but available for an additional fee.
Develop the RFP, including Landlord and/or Lease required documents, for selection of a general contractor.
Not typically included at all, but available for an additional fee.
Analyze, level, and evaluate the responses to RFP.
Not typically included at all, but available for an additional fee.
Orchestrate general contractor interview process and prepare evaluation scorecard.
Not typically included at all, but available for an additional fee.
Review all proposed subcontractors and monitor the general contractor’s subcontractor bid process to ensure integrity of the process and quality of the workmanship.
Not typically included at all, but available for an additional fee.
Monitor the general contractor’s schedule of deadlines and deliverables. Coordinate meetings between the design team, general contractor, client and appropriate vendors.
Not typically included at all, but available for an additional fee.
Negotiate, on client's behalf, the General Contractor agreement for Client approval
Not typically included at all, but available for an additional fee.
Schedule and coordinate Architect's 90% Construction Drawings review
Not typically included at all, but available for an additional fee.
Develop Project Cost Summary + Invoice Tracker and update weekly
Not available / not a service that can be offered.

Phase 4: Services During Construction

Coordinate with the Landlord’s Representative.
Not typically included at all, but available for an additional fee.
Conduct weekly construction meetings to assess progress, quality and conformance with the Contract Documents and distribute minutes of meetings.
Not typically included at all, but available for an additional fee.
Monitor the general contractor’s schedule.
Not typically included at all, but available for an additional fee.
Monitor the construction budget.
Not available / not a service that can be offered.
Review, and recommend for payment, the contractor’s Applications for Payment.
Not available / not a service that can be offered.
Monitor all project documentation.
Not typically included at all, but available for an additional fee.
Act at all times as client’s liaison to vendors contracted directly by Client (IT, AV, Security/Access Control, Signage).
Not available / not a service that can be offered.
Oversee the punch list process to ensure acceptable completion of all items.
Not available / not a service that can be offered.
Close out all consultant, contractor and vendor contracts.
Not available / not a service that can be offered.
Submit General Contractor, vendor, and consultant invoices to Landlord for reimbursement per the Lease Workletter
Not available / not a service that can be offered.
Review and recommend for payment all General Contractor, vendor, and consultant invoices; submit to Client for approval
Not available / not a service that can be offered.
Deliver close-out documents, as specified in the Lease, to Client
Not available / not a service that can be offered.
Coordinate value/engineering process, if required.
Not available / not a service that can be offered.
Provide as-built drawings and O&M Manuals to Client FM Operations team
Not available / not a service that can be offered.

Additional Services: Services During Relocation

Develop RFP for moving companies, evaluate responses and recommend selection of moving company or identify, interview and review proposal for services from relocation consultants.
Not available / not a service that can be offered.
Represent Client in development of move strategy.
Not available / not a service that can be offered.
Monitor development of move activity checklist.
Not available / not a service that can be offered.
Represent client on site during move process.
Not available / not a service that can be offered.

Additional Services: Project Management Services Related to Furniture/Workstation Procurement

Conduct bid process for all furniture (workstations, case goods, seating, filing) purchases specified by the architect and/or client.
Not available / not a service that can be offered.
Conduct bid process for refurbishment of existing furniture and/or workstations.
Not available / not a service that can be offered.
Evaluate bids and negotiate purchase order with manufacturer(s).
Not available / not a service that can be offered.
Negotiate national buying contract with select furniture dealerships, using Colliers International purchasing power
Not available / not a service that can be offered.
Change management before, during and after moving to the new work environment
Not available / not a service that can be offered.
Measuring/monitoring (KPI's) how the way of working and building accelerates business and goals of the client
Not available / not a service that can be offered.

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