Office Space in Farringdon for Teams of 5–20
Farringdon is one of the best-connected places in London to put an office. The Elizabeth line, Thameslink and three Underground lines all stop at the station. That connectivity has a price: one office marketplace’s October 2026 listings put the median private office here at £604 per desk per month, against £517 across London. For a 10-desk team, that is roughly £6,000 a month before extras and any VAT.
So for a team of 10 to 20 people, the useful question isn’t whether Farringdon is a good location. It is whether those connections are worth the premium for the people you actually employ, and, if they are, where around the station to look. This page covers both, sets out what a realistic budget looks like, and explains what to include if you’d like us to review your requirements.
Best Office in London doesn’t own or operate offices and doesn’t list live availability. The figures below are published asking prices, not quotes.
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Where to look around the station
“Near Farringdon” covers several different directions, and the station has more than one way in and out. The Elizabeth line alone has two ticket halls more than 300 metres apart: one at the Farringdon end, shared with Thameslink, and one towards Barbican. Two buildings that look equally close to “Farringdon station” can be several minutes apart in practice, depending on which line your people arrive on. Measure from the exit they will actually use.
Broadly, the search tends to split into:
The streets immediately around the station
Including Cowcross Street, St John’s Lane and the Smithfield edge. These have the shortest walks, and some of the busiest pavements, because they sit beside a major interchange.
North into Clerkenwell
Clerkenwell is often marketed together with Farringdon and served by the same station, a few minutes further on foot. There are many older and converted buildings here, so check the lift, floor layout, bike storage and deliveries rather than assuming them.
West towards Hatton Garden and Holborn, or south and east towards the City and Barbican
These can work well if the people who matter arrive from those directions.
Farringdon has no formal boundary. It lies mostly in the southern tip of Islington, with the City of London to the south and Camden to the west. Neighbouring buildings can therefore fall under different councils for business rates. That only affects your budget if rates aren’t already included, which is more likely with managed or leased space than with a serviced office.
Walk the route, then decide
Walk the route from the platform exit to the front door at around 9am and again at about 6pm. Count the crossings and how long you wait at them. Then walk it again with the least mobile member of your team in mind, or anyone who regularly carries equipment. Steps, a steep stretch or a difficult crossing are an accessibility issue, not a matter of taste.
Station access is part of this. TfL notes that there is no step-free route between the Smithfield ticket hall and the Elizabeth line, so step-free journeys use the National Rail entrance. Check which entrance a building’s route would rely on.
A building a few streets further out may well be cheaper per desk. If so, that saving recurs every month, and the extra walk is what it costs. That trade can be a good one. It stops being good when the walk becomes a decision every time (walk or taxi?), when visitors regularly arrive lost or late, or when the money saved goes on taxis.
What does a 10–20 person office in Farringdon cost?
Rubberdesk’s Farringdon listings gave a median of £604 per desk per month for private offices in October 2026, compared with £517 across London. Hubble publishes a similar, undated average of about £609 per desk. These are marketplace asking figures, not completed deals. They describe serviced and flexible private offices, which are usually priced per desk with most running costs bundled in.
Applied to typical team sizes, the median gives an order of magnitude rather than a quote:
Indicative monthly office fee
Any VAT, meeting-room overage, printing, extra services
As above
As above
Illustrative arithmetic based on the October 2026 median asking price. Actual quotes vary by building, term, floor and inclusions.
Two cautions make a big difference at this size.
Per room is not the same as per desk. Many private offices are priced as a whole room. On the same marketplace in October 2026, rooms for 13 to 20 people ranged from under £450 to over £1,100 per person per month, and that is when the room is full. A room priced for 20 that you fill with 14 costs more per person than its headline suggests. Divide the room price by the desks you will actually use.
Check what is included before you compare. Serviced office fees in the area commonly cover business rates, service charge, utilities, internet, furniture, cleaning and reception. Meeting-room time beyond an allowance and printing are typical extras, and Rubberdesk mentions deposits of one to two months. A quote that looks £100 a desk higher but bundles more can turn out to be cheaper. Compare total monthly cost of occupation, not desk fees — and when proposals arrive, compare office quotes like for like so the Farringdon figures are genuinely comparable.
Don’t assume VAT either way. Under HMRC guidance, a serviced office where the services are incidental to the space is normally treated as exempt from VAT, unless the provider has opted to tax, in which case VAT is normally charged. Ask each provider whether VAT applies to their fee. If it does and your business can’t recover it, it adds a fifth to your largest recurring cost. Your accountant can confirm your position.
A cautious budgeting rule is to take the highest credible version of every line, add a contingency, and see whether it still fits for the headcount you expect in 12 months. If it only works at the optimistic end, it doesn’t really fit. Our guide to what office space in Shoreditch costs walks through the same cost questions for a neighbouring market.
Sizing for a hybrid team
Headcount and desks are two different requirements. Take a hypothetical team of 18 whose busiest regular day brings in 14 people. The office needs to hold 14 comfortably, and it needs a credible route to 18.
Check the peak against real attendance over the last couple of months rather than memory. You are looking for the busy day that recurs every week or fortnight, not the average and not the busiest day of the year. Then size for that day, including the rooms it needs. A day like that may need somewhere for five or six people to meet, space for a couple of private calls, and somewhere to take video calls away from desks. Otherwise a suite can feel crowded well below its stated capacity.
Handle the other four people with a written arrangement rather than desks you pay for every month. That could be:
- A stated price for adding desks.
- First refusal on an adjacent room.
- An agreed overflow arrangement.
Assign your team to the desks on the floor plan by name, because some desks in a suite are ones nobody would choose. If the whole team meets once a month, that is usually a meeting-room booking, not a reason to size up. Our OfficeMatch desk planner can help you work out the busiest-day number, and our office requirements brief template helps you write it down.
Farringdon offers both serviced private offices and managed space. In general, a serviced office is a suite within someone else’s operation, on a licence with relatively short notice. Managed space usually gives you more of your own space and identity in exchange for a longer commitment. Labels vary, so ask what is actually included and what happens if you need fewer desks partway through the term. For a team with an unsettled peak, a serviced private office with a written expansion route is often the simplest starting point. Managed space tends to justify its longer commitment once you want your own identity and are confident about the next few years. Our comparison of serviced and managed offices for 10–20 person teams covers the decision in more depth.
Farringdon or somewhere nearby?
If Farringdon is over budget, try the cheaper versions of the same decision first. Options include a shorter term, a smaller suite, a lighter fit-out or a later start date. These cost you some comfort or timing, but not the office itself.
Widen the search when the remaining Farringdon options would mean a materially worse office: no natural light, no meeting room, poor access or a building that would frustrate the team every day. At that point the premium is buying the postcode and losing the things you needed.
When you do widen it, move towards areas that keep the practical advantage, such as Clerkenwell, Barbican, or Chancery Lane and Holborn. Re-run the journey test for each. A cheaper area that fails the commute test isn’t really cheaper, and a lower headline rate can come with fewer inclusions. If your team’s journeys point east, Shoreditch is a different catchment worth testing the same way.
What to include when you share Farringdon requirements
“Near Farringdon” on its own can be answered by almost any building in the postcode. A few specifics turn it into a brief a specialist can act on:
- How people arrive: the lines most of the team use, and the station entrance that implies.
- A walking-time limit from that exit to the front door, and whether it is a firm limit or a preference.
- Acceptable nearby areas, in order, with the reason each would work, for example commute or client access.
- Desks for your typical busy day, your total headcount and the growth you expect over 12 months.
- A monthly budget, and whether it includes VAT.
- Move date and preferred term.
- Three or so must-haves, separated from nice-to-haves, plus anything that would rule a building out, such as no natural light, no meeting room or no lift.
- Practical needs such as bike storage, deliveries, visitors and late finishes.
If you’re considering Farringdon or nearby, share your preferred area, number of desks, budget and move date. We review your requirements and, where appropriate, may introduce you to a relevant office-space specialist. We don’t own or operate offices and can’t guarantee availability or prices.
Share your office requirements
Tell us your preferred area, number of desks, budget and move date. We review your requirements and, where appropriate, may introduce you to a relevant office-space specialist. You don’t need to have every detail worked out.
Think about how many people need a desk at the same time, rather than your total headcount.
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- Rubberdesk — Office space in Farringdon (median asking price, October 2026; accessed 18 Oct 2026) — https://rubberdesk.co.uk/location/farringdon-london
- Hubble — Office space near Farringdon Station (accessed 18 Oct 2026) — https://hubblehq.com/office-space-london/farringdon-station
- TfL — Farringdon Underground station (lines, zone, step-free note; accessed 18 Oct 2026) — https://tfl.gov.uk/tube/stop/940GZZLUFCN/farringdon-underground-station
- Crossrail Learning Legacy — Design of Farringdon Elizabeth line station — https://learninglegacy.crossrail.co.uk/documents/design-of-farringdon-elizabeth-line-station
- HMRC — VAT on land and property (Notice 742) — https://www.gov.uk/guidance/vat-on-land-and-property-notice-742
This guide is general information, not financial, legal or tax advice. Office prices change frequently; check current terms with each provider.