Understanding the 10 SQM Rule
Calculating office space requirements is a key part of selecting the right workspace in Malta. Beyond rent and location, the size of an office directly affects comfort, productivity, and the ability to scale without disruption.
The commonly mentioned “10 square metres per employee rule” is not a formal regulation, but rather a planning convention that has developed from how office buildings are engineered. Many modern offices in Malta are designed with mechanical and electrical infrastructure, including power capacity, air-conditioning load, ventilation, and life-safety systems, that comfortably support approximately one person per 10 square metres.
Because building services are often specified and distributed on this basis, the 10 SQM guideline has become a practical reference point for landlords, developers, and occupiers when estimating occupancy levels. It provides a realistic baseline for office planning, which businesses then refine depending on layout efficiency, meeting room requirements, and operational needs.
What is the 10sqm per employee rule in Malta?
The 10sqm rule is a widely used planning guideline for office space in Malta. It suggests allowing approximately 10 square metres (SQM) of internal office space per employee as a starting point when calculating how large an office should be.
This benchmark is frequently used by companies, landlords, and commercial property advisors when estimating how many people an office can accommodate. It provides a simple, practical way to plan space before factoring in layout, meeting rooms, and future growth.
It is important to note that the 10sqm rule is not a strict legal requirement, but rather a market-standard guideline that works well for many modern office environments in Malta.
How to calculate office space per employee
The basic calculation is straightforward:
Number of employees × 10 sqm = baseline office size
For example:
- 10 employees → approximately 100 SQM
- 25 employees → approximately 250 SQM
- 50 employees → approximately 500 SQM
- 100 employees → approximately 1,000 SQM
This calculation provides a baseline. Most businesses then refine this figure based on how the office will actually be used.
What to include beyond desks and workstations
Many companies underestimate office size by only calculating desk space. In practice, a functional office requires additional areas, including:
- Meeting rooms and boardrooms
- Reception and waiting areas
- Kitchenettes and breakout spaces
- Phone booths or quiet rooms
- IT/server rooms and storage
- Printing and utility areas
- Internal circulation and walkways
These shared areas are essential for daily operations and employee wellbeing, and they should always be included when calculating your total space requirement.
When 10sqm per employee may not be enough
Some businesses in Malta require more than 10 SQM per person, particularly when:
- Client meetings are frequent (legal, finance, advisory firms)
- The office includes several private offices
- Multiple meeting rooms or training areas are needed
- A formal reception or branded entrance is required
- Secure storage or archives are necessary
In these cases, planning for 12–15 SQM per employee may be more appropriate.
When you may need less than 10 SQM per employee
Other businesses can operate efficiently with less than 10 SQM per person, especially when:
- A hybrid or remote-working policy reduces daily attendance
- Hot-desking is used instead of assigned desks
- The office layout is predominantly open-plan
- Shared amenities are provided in serviced or managed offices
For these setups, effective space planning and good meeting room management are key.
Planning for future growth
When leasing office space in Malta, it is important to think beyond your current headcount. Many companies sign leases for several years, during which teams often grow.
A common approach is to add a 10–25% buffer to your calculated space requirement to accommodate future hires. This reduces the risk of outgrowing the office before the lease term ends and avoids costly relocations.
Example office size calculations
Small growing team (20 employees)
Baseline: 200 SQM
Meeting rooms, kitchenette, storage: +40–60 SQM
Growth buffer (10%): +20 SQM
Recommended size: 260–280 SQM
Professional services firm (25 employees)
Baseline: 250 SQM
Reception, private offices, meeting rooms: +80–120 SQM
Growth buffer (15%): +35–40 SQM
Recommended size: 365–410 SQM
Hybrid team with peak attendance of 40 people
Baseline: 400 SQM
Collaboration areas and meeting rooms: +120–200 SQM
Growth buffer (20%): +100 SQM
Recommended size: 620–700 SQM
Internal and external office areas
When reviewing office listings in Malta, you may see internal and external areas listed separately. Internal space is what you should use for employee calculations, while terraces and balconies can add value for breakout and social areas but should not replace core working space.
Finding the right office space in Malta
Using the 10sqm rule gives you a reliable starting point, but the ideal office depends on your business model, team size, and growth plans.
Need help finding the right office space in Malta?
MaltaOffices.com helps businesses find office space across Malta, from compact offices for small teams to large headquarters suitable for 100+ employees. You can explore available offices by size, location, and type, or get guidance on choosing the right space for your team.
Call us on +356 7942 3033 to discuss your requirements or get tailored office options.
