What Is a White Box Office Space?
White box office space NYC
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Understanding White Box Office Space in NYC: What Tenants Need to Know
If you’ve been browsing office listings in Manhattan, you’ve likely come across the term “white box” or “whiteboxed” office space. It’s a phrase landlords use frequently, but one that often confuses tenants — especially when trying to understand what’s included, what’s missing, and whether the space is ready for occupancy.
In this guide, we’ll break down exactly what white box office space means, how it compares to other space conditions, and when it might be a smart choice for your business.
What Is White Box Office Space?
White box space (also called “whiteboxed” space) is a commercial office suite that has been partially built out to a clean, neutral state — but is not yet move-in ready. It’s a step above raw space but a step below a finished prebuilt suite.
A typical white box includes:
- Smooth finished walls, painted white
- Finished ceiling (usually exposed or drop ceiling)
- Lighting fixtures installed or roughed in
- Leveled, sealed concrete floors or bare subfloor
- HVAC infrastructure installed but not zoned
- Electrical panels and base building systems in place
What’s not included:
- Furniture
- Room partitions (offices, conference rooms)
- Floor finishes (carpet, tile, hardwood)
- IT cabling and network setup
- Pantry, restrooms (may be shared depending on floor layout)
Essentially, a white box is a blank slate — clean, presentable, and ready for the tenant to design and customize.
White Box vs. Raw vs. Prebuilt vs. Plug and Play
| Space Type | Description | Ready to Use? | Includes Furniture? |
|---|---|---|---|
| Raw Space | Demolished down to concrete floors and open ceilings | ❌ | ❌ |
| White Box | Cleaned, painted, ceiling and lighting pre-installed | ❌ | ❌ |
| Prebuilt | Fully constructed layout (offices, conference room, pantry) but unfurnished | ✅ | ❌ |
| Plug and Play | Fully finished, cabled, and furnished space for immediate occupancy | ✅ | ✅ |
White box space is often used by landlords to market a space attractively while leaving layout and finishes open to tenant customization.
When Do Landlords Deliver White Box Spaces?
Landlords typically deliver a white box space when:
- The prior tenant’s layout has been demolished
- The space is awaiting a new tenant’s build-out plans
- They want to show the space in a neutral condition to broaden its appeal
- They expect to offer a tenant improvement allowance (TI) instead of building a specific layout
Some landlords whitebox proactively, especially in Class A and Class B buildings targeting creative firms or professional services tenants who prefer bespoke layouts.
Pros and Cons of Leasing White Box Space
Pros:
- Clean, presentable canvas for tenant design
- Faster to build out than raw space
- No demolition costs or hazardous exposure
- Good for brands with specific workflow or layout needs
- Usually eligible for TI allowance in lease negotiations
Cons:
- Not move-in ready
- Build-out still required (adds cost and time)
- Layout must be planned, approved, and permitted
- Furniture and cabling are 100% on the tenant
- Short-term leases generally not available
White box space is best suited for tenants seeking a medium to long-term lease (5+ years) who want input on how their space functions — without starting completely from scratch.
How Much Does It Cost to Build Out from a White Box?
Build-out costs from a white box can vary widely, but in Manhattan, expect the following 2025 ranges:
- Basic build-out (open area + conference + pantry): $70–$120 per SF
- High-end, branded layout: $120–$200+ per SF
- Furniture and cabling: Additional $15–$40 per SF
Landlords often offset this with a tenant improvement (TI) allowance, especially for 5–10 year lease terms. Tenants should negotiate TI carefully to match their vision and budget.
Should I Negotiate for a White Box, or Start From Raw?
That depends on your timeline, budget, and control needs.
- White box is faster and less expensive to finish than raw space.
- Raw space gives maximum design freedom, but comes with longer permitting timelines, higher cost, and potential delays.
- If you’re targeting a custom layout without paying for demolition, white box is the smart middle ground.
A tenant rep broker can help you assess whether white box delivery is preferable based on landlord posture, submarket inventory, and your business goals.
NYC Market Norms for White Box Office Space
In Manhattan, white box spaces are common in:
- Midtown South loft buildings
- Downtown Financial District repositioned properties
- Class B buildings converting old law firm layouts
- Newly acquired assets undergoing capital upgrades
Landlords may whitebox space before marketing or offer it as a negotiated delivery condition — especially for tenants requesting large TI packages or unique build-outs.
People Also Search For:
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Final Takeaway: White Box = Blank Slate, Not Move-In Ready
A white box office is not plug-and-play, but it’s not raw either. It’s a space that’s been cleared, cleaned, and primed for your vision, offering a balance between speed and customization.
If you’re considering a long-term lease in Manhattan and want the ability to design your own layout — without the demolition headaches — a white box office space might be the right foundation to build your ideal workspace.
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