Free tool for coworking and managed office operators

What occupancy does your centre need to break even?

Enter your seats, what you earn per occupied seat and your monthly costs. See the occupancy that covers your fixed costs, and what you keep at the occupancy you expect.

Your centre

Sellable seats

seats

Expected occupancy

Revenue per occupied seat

₹/ month

What you actually bill, after discounts.

Variable cost per occupied seat

₹/ month

Housekeeping, consumables, pantry.

Fixed costs each month

Rent

₹

Electricity, water and CAM

₹

Salaries

₹

Internet and technology

₹

Maintenance and repairs

₹

Other fixed costs

₹

The figures filled in are an illustrative 200-seat centre, not a benchmark. Replace them with your own.

Break-even occupancy

72%

144 of 200 seats occupied covers ₹11.20 L of fixed costs a month

Contribution per occupied seat: ₹7,800
Fixed costs a month: ₹11.20 L

At 75% occupancy

Occupied seats: 150
Revenue: ₹13,50,000
Variable costs: − ₹1,80,000
Fixed costs: − ₹11,20,000
Operating contribution: ₹50,000

A month, before GST. Not profit: it leaves out depreciation of your fit-out, interest, tax and one-off costs.

Other occupancy levels

Occupancy	Seats	Revenue	Contribution
50%	100	₹9.00 L	−₹3.40 L
60%	120	₹10.80 L	−₹1.84 L
70%	140	₹12.60 L	−₹28,000
80%	160	₹14.40 L	₹1.28 L
90%	180	₹16.20 L	₹2.84 L
100%	200	₹18.00 L	₹4.40 L

See occupancy and revenue by centre in rivonOS

How it's calculated

Five steps, all monthly and before GST.

1
Fixed costs
Rent + electricity, water and CAM + salaries + internet and technology + maintenance + other fixed costs
Costs you pay every month whether the centre is full or empty.
2
Contribution per occupied seat
Revenue per occupied seat − variable cost per occupied seat
What each filled seat adds towards the fixed costs.
3
Break-even seats
Fixed costs ÷ contribution per occupied seat, rounded up
Rounded up because a part of a seat earns nothing.
4
Break-even occupancy
Break-even seats ÷ sellable seats × 100
The share of your seats that must be occupied, every month, to cover fixed costs.
5
Operating contribution
Occupied seats × contribution per seat − fixed costs
What is left, or missing, at your expected occupancy.

A worked example

An illustrative 200-seat centre. The numbers are made up to show the method, not taken from a real operator.

Sellable seats: 200
Revenue per occupied seat: ₹9,000 a month
Variable cost per occupied seat: ₹1,200 a month
Fixed costs: ₹11,20,000 a month
Contribution per occupied seat: ₹9,000 − ₹1,200 = ₹7,800
Break-even seats: ₹11,20,000 ÷ ₹7,800 = 143.6, so 144 seats
Break-even occupancy: 144 ÷ 200 = 72%
At 75% occupancy (150 seats): 150 × ₹7,800 − ₹11,20,000 = ₹50,000 a month

What the calculator assumes

All figures are monthly and before GST. Enter what you actually bill per occupied seat, after discounts and rent-free months, not your list price.
Occupied seats are rounded down: a seat that is part-occupied earns nothing in this model.
Operating contribution is not profit. It leaves out depreciation of your fit-out, interest on loans, income tax and one-off costs such as brokerage or a refit.
Meeting rooms, day passes, parking and other add-on income are left out. If they are steady, add them to revenue per occupied seat.
Costs that change with occupancy only in steps, such as hiring another community manager at 150 members, should be entered at the level you expect.

Keep going

Guide: coworking break-even occupancy Seat price calculator Occupancy and revenue by centre in rivonOS

See how rivonOS helps manage these workflows

Questions about break-even

What is a good break-even occupancy for a coworking centre?

There is no single right number: it depends on your rent, your pricing and how long it takes to fill the centre. What matters is the gap between your break-even occupancy and the occupancy you can realistically hold. The bigger that gap, the more room you have for a slow month, a large client leaving or a price cut.

Should I use list price or realised price?

Realised price: what you actually bill per occupied seat after discounts, rent-free months and free upgrades. Break-even worked out on list price looks better than it is.

Why is my break-even above 100%?

Your fixed costs are more than every seat can contribute even when the centre is full. You would need a higher price, lower costs or more sellable seats on the same floor.

Is operating contribution the same as profit?

No. It shows whether a centre covers its running costs each month. Profit also takes off depreciation of your fit-out, interest, tax and one-off costs.

Do you store what I enter?

No. Everything is calculated in your browser. Nothing you type is sent to us.

See occupancy and revenue for every centre in one place.

One hour with the people who built it, using your own centres. If rivonOS isn't the right fit, we'll tell you.

Book a demo WhatsApp us