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Here's the maths, shown transparently. This is what a broker charges on a typical £50,000/year office lease:
| Annual office rent | £50,000 / year |
| Contract length | 3 years |
| Broker commission rate (typical) | 10% of annual rent |
| Broker fee per year | £5,000 / year |
| Total broker fee over 3 years | £15,000 |
Worst-case at 15%: £22,500 over 3 years. Direct via Seek = £0.
The broker takes this as a one-time fee at lease signing — whether they showed you two spaces or forty, whether the deal took two days or two weeks, and whether the operator already knew you existed or not.
Industry-standard broker commission on annual rent
Worst-case on short-term or managed-office deals
What seekers pay using Seek — ever
The 10% fee isn't a law or a professional standard — it's a convention that stuck because tenants didn't know they could skip it. Brokers earn their commission from the first year's annual rent when a lease is signed. On a £100,000/year office, that's £10,000 for an introduction that increasingly happens via a platform anyway.
Some brokers charge 12–15%, particularly on shorter-term or serviced-office deals. A few charge a flat retainer on top of a success fee. All of it comes out of your negotiating room.
Here's the maths I never showed clients: on a £60,000/year lease, the broker walks away with £6,000 at signing. That money came out of the deal value — money that reduced what you could afford to spend on the space, or that you could have kept in the business. The broker's incentive was to close the deal fast, not to get you the best terms. I built Seek to make my old job obsolete. This calculator is just showing you what I already knew from the inside.
— Peter Dudley, Founder, Seek. Former commercial property broker.
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