The New Era of ‘Landlord Flex’
Part 2 of 4 · Q3 Rubberdesk Report: Flex Is the Backbone of the Brave Economy
Welcome to the era of Landlord Flex.
While landlords were once the quieter partners in the office space equation, now they’re stepping out of the shadows and into the spotlight.
In today’s brave economy, where adaptability trumps tradition, landlords are going beyond leasing space, building flexible portfolios that reflect the real crisis they face.
Diving into the data
Rubberdesk’s 2025 data paints a clear picture:
Managed office inventory has surged over 81% in just two years, now totalling 2.6 million SqFt on the Rubberdesk platform.
This reflects a major shift in the market, not just in sheer size but in who’s driving it. While managed space traditionally meant third-party operators running offices on behalf of landlords, today we’re seeing landlords themselves step into the operator role.
This trend is reinforced by Shawbrook’s recent report, which shows a 44% increase in landlord-led office project applications in the first half of 2025. Meanwhile, CBRE and Orega highlight the rise of landlord-owned and managed flex offerings, where landlords retain control over the space, services, and tenant experience.
On Rubberdesk, landlord-led flex spaces, which accounted for 14% of all managed office listings in Q3, are seeing rapid uptake, driven by strong demand for superior spaces with premium amenities.
But why the shift?
The shift happened simply because the market demanded it.
Businesses big and small are no longer satisfied with rigid leases and uninspiring spaces.
Our Q3 report shows that business take-up in the third quarter outpaced new supply for the first time in two years, thereby pushing desk rates up 5% to £828 per desk. Businesses want flexibility, service, style, and speed. Landlords that recognise the growth in demand for premium turnkey and service-led spaces are well positioned to capitalise on this demand.
But it’s not just about tenant requests.
Landlords are coming to the realisation that flex is the solution to a crisis, and when done well, it can typically achieve higher per SqFt rates and increase net operating revenue. And smart landlords are adapting quickly, especially in London where 99% of all managed flex space resides today, demonstrating that early movers are capturing outsized returns in this transition.
Legacy property models with long leases and minimal engagement are being replaced by dynamic, service-led environments. Landlords are adapting to shorter lease terms, hybrid work models, and the expectation of hospitality-grade amenities.
What this means for existing operators
The percentage of Managed Offices vs Serviced Offices on the platform has grown 27% YoY, from 31% two years ago to 43% of all inventory across Rubberdesk.co.uk.
This shift towards more landlord-operated flex space
presents both a challenge and a golden opportunity for operators.
On the one hand, landlords entering the market could increase competition and reduce reliance on third-party operators. This pressures operators to evolve beyond simply providing space. In a more crowded market, standing out becomes essential.
However, the reality is that many landlords lack the operational expertise, infrastructure, and tenant engagement strategies needed to run flex spaces effectively. While they may own the buildings, they often don’t have the systems or experience to deliver the services that today’s businesses expect.
This opens the door for operators, both managed and standard serviced operators, to reposition themselves as strategic partners. Rather than just leasing space, operators can offer managed agreements that allow landlords to enter the flex market without starting from scratch. This way, landlords gain access to proven expertise, while operators expand their influence and revenue streams.
The brave economy calls for brave landlords
In times of uncertainty, the winners aren’t the ones who wait for clarity. They’re the ones who build resilience into their business models.
Landlords who embrace flex are creating new revenue streams, attracting premium tenants, and future-proofing their portfolios.
The brave economy rewards those who move fast, think differently, and adapt constantly. Landlords who cling to the old ways risk being left behind, while operators who seize opportunities, rather than dwell on the challenge of rising competition, are positioned to thrive.
Published exclusively in partnership with early access to Rubberdesk’s Q3 2025 report.
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