--- title: Managed Office in Ortigas, Covering Fit-Out, Term and Exit description: "Managed office in Ortigas: who pays for fit-out, how long the term runs and what exit costs, with worked examples and questions to ask. Get a shortlist." image: https://blog.flyspaces.com/hubfs/flyspaces-landing-images/FlySpaces%20Philippines%20(38).png --- [![spacesasia-logo](https://blog.flyspaces.com/hs-fs/hubfs/SpacesAsia%20-%20June%202019/spacesasia-logo.png?width=260&name=spacesasia-logo.png "spacesasia-logo")](https://blog.flyspaces.com/) - [Home](https://flyspaces.com/) - Navigate - [Flexible Workspaces](https://blog.flyspaces.com/tag/flexible-workspaces#blog-nav) - [News and Events](https://blog.flyspaces.com/tag/news-and-events#blog-nav) - [Industry Insights](https://blog.flyspaces.com/tag/industry-insights#blog-nav) - [City Guide](https://blog.flyspaces.com/tag/city-guide#blog-nav) - [Case Studies](https://blog.flyspaces.com/tag/case-studies#blog-nav) - Connect - [Contact Us](https://flyspaces.com/contact-us) - [Subscribe](https://flyspaces.us14.list-manage.com/subscribe/post?u=0b15b0bb7a66ae626f3388eb9&id=f72d186210) - Share : 25 August 2026 [Listerlynn Joy Garingo - De La Serna](https://blog.flyspaces.com/author/joy-garingo-delaserna) # Managed Office in Ortigas, Covering Fit-Out, Term and Exit In a managed office in Ortigas Center, three clauses decide most of your real cost: who pays for the fit-out and how it is recovered, how long you commit, and what it costs to leave. They sit in the agreement, they differ by operator and building, and a published price per seat tells you none of them. This guide shows which operators publish managed space in Ortigas, how the fit-out and exit sums work with every input visible, and what to ask before you sign. We do not publish Ortigas fit-out costs, term lengths or exit fees, because we have no dated, operator-confirmed figures. A managed office is a fitted floor operated for one client. A fit-out is the construction, partitions, electrical and air-conditioning work, cabling and furniture that turn a floor into your office. Make-good means returning the space to the condition set out in the agreement when you leave. ### Operators with published managed space in Ortigas Details come from operator and listing pages, some undated. Capacity shows what an operator lists, not what is vacant. | Operator | Building and floors | Published detail | Source | | --- | --- | --- | --- | | KMC Solutions | Robinsons Cyberscape Gamma, Topaz Road, Pasig (15th, 16th and 27th to 29th floors) | 1,395 private office workstations; 69 private offices; 7,740 sqm | KMC property page | | KMC Solutions | Jollibee Tower, Pasig (14th to 17th floors) | 53 private offices; 70 coworking seats; workstation count not found | KMC | | GreatWork | SM Mega Tower, Garnet Road, Mandaluyong (24th, 32nd and 34th floors) | Private offices of 13 to 17 seats, and a listing for an "enterprise-scale open floor plate" on the 32nd floor. Seat capacity not stated | GreatWork website | | Regus (IWG) | Marco Polo Ortigas, Pasig (19th floor) | Serviced offices. No capacity for large teams found | Regus; JLL | Two things follow. Ortigas Center sits within the boundaries of Pasig, Mandaluyong and Quezon City, so permits depend on the building: Cyberscape Gamma and Jollibee Tower are in Pasig, and SM Mega Tower is in Mandaluyong. And at KMC's Cyberscape Gamma floors, 7,740 sqm for 1,395 workstations works out to about 5.5 sqm per workstation (7,740 / 1,395), which is higher than the 3.0 to 3.6 sqm per seat at operator sites on the FlySpaces Cebu list. ### 1. Who pays for the fit-out There are two common structures: - Operator-funded. The operator pays for the build and recovers it through your monthly fee over a fixed term. You avoid a large upfront payment, and the cost shows up in the fee. Ask for the fee split into space, services and fit-out recovery. - Tenant-funded. You pay for the build, usually in exchange for a lower fee, a rent-free period or a longer term. Ask for the concession in writing, with dates and amounts. Fit-out recovery per month = fit-out cost / term in months. Here is an example with hypothetical inputs that are not quotes. Take 200 seats at 5.5 sqm per seat, the density implied by KMC's Gamma floors, which is 1,100 sqm (200 x 5.5), with a fit-out of PHP 40,000 per sqm over a 48-month term: | Line | Formula | PHP | | --- | --- | --- | | Fit-out cost | 1,100 x 40,000 | 44,000,000 | | Recovery per month | 44,000,000 / 48 | 916,667 | | Recovery per seat per month | 916,667 / 200 | 4,583 | | Unrecovered balance if you leave at month 30 | 916,667 x 18 | 16,500,000 | The recovery sits inside the seat fee, so a fee that looks like a bargain may carry little fit-out, and a fee that looks high may carry a lot. Ask which. ### 2. Who owns what, and what the law says Ownership usually follows how an item is attached. Partitions, raised floors, cabling in the walls and air-conditioning additions generally become part of the building. Desks, chairs and loose equipment usually belong to whoever paid for them, unless the agreement says otherwise. For leases, Article 1678 of the Civil Code gives a tenant who makes useful improvements in good faith a default: the landlord may choose to pay half their value at the end of the lease, and if it does not, the tenant may remove them, causing no more damage than necessary. The Supreme Court has described this as the landlord's option (*Sulo sa Nayon, Inc. v. Nayong Pilipino Foundation*, G.R. No. 170923), and it has held that a clause giving improvements to the owner without reimbursement binds the parties (G.R. No. 128058, 19 Dec 2000). A managed office agreement may be written as a license for services, and whether Article 1678 applies depends on how the agreement is characterized. Put the position in the contract, and have Philippine counsel review it. This is a draft for review, not legal advice. ### 3. Term Ask for the minimum term, whether a custom layout lengthens it, whether a shorter option exists for a ready-built floor, whether seats can be taken in stages on a written schedule, and how much notice you must give to avoid automatic renewal. Published sources show a wide range and mostly describe smaller offices. A Philippine operator guide describes serviced office contracts as typically monthly or six to twelve months, with one to three months' notice (virspacio.com), and IWG's general terms, filed with the US SEC in 2023 and not specific to the Philippines, set notice by term length. Neither tells you what an operator will offer at 200 seats, so use them to frame questions. ### 4. Exit Without an exit clause, a tenant who leaves early generally remains liable for rent until the end of the term, subject to the landlord's duty to mitigate (respicio.ph commentary on Philippine leases). The same commentary lists common exit clauses as a fixed pre-termination fee, automatic forfeiture of the deposit, or a combination. Those describe leases, and a managed office agreement may differ, so confirm with counsel. What to negotiate: a break option with a date, notice period and fee formula; a fee that steps down as the term runs; seat reduction rights; the right to sublet or assign; and a cap on liability. Under Article 1229 of the Civil Code, courts may reduce a penalty that is iniquitous or unconscionable, so ask counsel how that applies to your clause. Here is a worked example with hypothetical inputs. The floor has 200 seats at PHP 15,000 per seat per month, a 36-month term, and you decide to leave at month 18. | Scenario | Formula | PHP | | --- | --- | --- | | Monthly fee | 200 x 15,000 | 3,000,000 | | No break clause: fees for the remaining 18 months | 3,000,000 x 18 | 54,000,000 | | Break clause: fees during 3 months' notice | 3,000,000 x 3 | 9,000,000 | | Exit fee of 3 months | 3,000,000 x 3 | 9,000,000 | | Deposit forfeited, 2 months | 3,000,000 x 2 | 6,000,000 | | Total with a break clause | 9,000,000 + 9,000,000 + 6,000,000 | 24,000,000 | The break clause saves PHP 30,000,000 here (54,000,000 − 24,000,000). Handback matters too: ask for the handover condition in writing, a joint inspection at move-in and move-out, and a list of what counts as damage or a modification you must reverse. Terms vary, so do not assume an as-is surrender. ### 5. Night shifts and cooling If you run overnight shifts, ask how cooling is billed after hours. Colliers lists VRF air conditioning with individual temperature control at Jollibee Tower, which can allow a night zone without cooling the whole floor, but it does not say what that costs. Other buildings may bill by the hour on central chilled water. Our guide to 24/7 office space in Ortigas covers the checks. ### 6. Market context Leechiu Property Consultants reported 18% vacancy and an average rent of PHP 738 per sqm per month for Ortigas and Mandaluyong at end-2025 (BusinessWorld, 20 Jan 2026). A higher vacancy than Makati (15%) and BGC (9%) usually means more room to negotiate on fee, term and exit, though it depends on the building and floor. ### Questions to ask before you sign 1. Who pays for the fit-out, and where does it appear in the fee? 2. What is the minimum term, and what is the notice to avoid renewal? 3. What is the balance owed if you leave in month 12, 24 or 36? Ask for a table. 4. Is there a break option, and what are its date, notice and fee? 5. Can you reduce seats, sublet or assign the space? 6. What deposit is required, and when is it refunded? 7. In what condition must you hand the space back, and who inspects it? 8. How is overtime cooling billed, and is VAT included in the fee? ### Get a shortlist Tell FlySpaces your headcount, your term and whether you need PEZA, and the team replies with a shortlist that fits. [Inquire here](https://explore.flyspaces.com/office-space-in-the-philippines-for-100-workstations-flyspaces?hsLang=en-us#:~:text=Contact%20us-,GET%20YOUR%20SHORTLIST,FlySpaces%20team%20replies%20with%20a%20shortlist%20for%20your%20headcount%20and%20areas.,-A%20shortlist%20that) Tags: [Flexible Office Space](https://blog.flyspaces.com/tag/flexible-office-space) ![](https://blog.flyspaces.com/hubfs/SpacesAsia%20-%20June%202019/author-img.png) ##### [Listerlynn Joy Garingo - De La Serna](https://blog.flyspaces.com/author/joy-garingo-delaserna) Joy Garingo - De La Serna is a Filipino business executive specializing in the real estate, flexible workspace, and Employer of Record (EOR) sectors within the Asia-Pacific (APAC) region. She is involved in creative ventures and community-centric workspace environments that support local startups, founders, and generational shifts in hybrid work styles. 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