What does it take to build office space that tenants don’t just tolerate, but love? According to Rod Kritsberg of KPG Funds, it’s not about ping-pong tables or beer taps. It’s about executing timeless fundamentals with relentless attention to detail.
On a recent episode of The Real Finds Podcast, Kritsberg unpacked what truly makes Class A office space perform in high-barrier urban markets like Manhattan’s Soho. While his remarks were New York-centric, the principles apply equally in Chicago, Lake County, or any market where talent is hard to attract and retain.
Here’s what the best office spaces are getting right and what the rest are getting wrong.
The Real Amenity? It’s the Space Itself
Forget the gimmicks. Kritsberg was blunt: “The amenity is the space.” For modern occupiers, particularly high-end financial firms and creative companies, the office has to feel better than home. That’s no small bar in an era when remote work offers pajamas and privacy.
So what do occupiers actually want?
Massive boardrooms for real client meetings—not 10-person conference rooms.
Natural light and expansive volume.
Finishes that rival high-end condos—think wide-plank hardwood floors, oversized kitchens, and full-height glass.
For Kritsberg, it’s about designing office space with the same care and sophistication you’d see in a $20 million home.
Location as Amenity
“Put it in a place where people are happy to come every day.” That’s the north star of tenant experience.
KPG has doubled down on neighborhoods like Soho, where culture, food, and fashion are built into the streetscape. “When employees walk out for lunch, they feel like they’re immersed in the culture of New York,” Kritsberg explained.
It’s a strategy that speaks directly to the war for talent. Tenants want environments that make it easy to recruit and retain. That means walkable amenities, recognizable neighborhoods, and energy at the doorstep.
In Chicago, we see this same effect in Fulton Market, the West Loop, and select North Shore nodes. Walkability wins.
Build Like a Luxury Developer
Most office developers get one thing fundamentally wrong: they design like landlords, not like luxury homebuilders.
Kritsberg breaks it down into three key architectural moves:
1. Full-Height Glass
“So many people cheap out and put 7- or 8-foot doors in a 15-foot space,” he said. The result? Soffits that kill the verticality. “You lose the line of sight, and suddenly a space that is grand doesn’t feel grand.”
At KPG, glass walls are built on site to match the ceiling height—often 12 to 13 feet of continuous glass. It costs more, but it feels radically better.
2. Wide-Plank Hardwood Floors
Not faux-wood tile. Not VCT. Hardwood—real, tactile, residential-grade flooring. “It’s what people want in their homes, and it elevates the office environment in a way carpet tiles never can.”
3. Kitchens that Wow
Here’s where most developers miss the mark. “Don’t just build a kitchenette with a slab of Caesarstone,” Kritsberg warned. “Build a real kitchen. Massive island. Real marble. Open and social.”
Why? Because that’s where people gather. “It’s often the nicest kitchen some employees have ever been in. They want to hang out there. It makes them feel good.”
It’s not a fad, it’s a strategy. And when thoughtfully executed, it pays off in longer lease terms, higher rent, and less turnover.
The Big Idea: Make the Office Aspirational
The takeaway isn’t that tenants want fluff. They want intentionality. Spaces that elevate how they work and how they feel.
Kritsberg sums it up this way: “Make the office nicer than their home.” It’s about aspiration, pride, and experience. When employees feel like they’re stepping into a best-in-class environment, they show up. They engage. They stay.
Implications for Chicago Office Owners
Whether you’re developing a boutique property in River North or repositioning a suburban flex space in Lake Forest, the same rules apply:
Think residential: From lighting to materials, build with the same eye as a luxury homebuilder.
Think location: Put tenants where they want to be. Walkable submarkets outperform isolated campuses.
Think function over fluff: Skip the arcade. Build a boardroom. Design a kitchen people actually use.
At Van Vlissingen & Co., we’ve long believed that the best commercial spaces don’t need gimmicks. They need thoughtfulness. Smart layouts, enduring materials, and locations that make work-life balance easier.
Why This Matters Now
With office utilization still in flux and return-to-office mandates mounting, landlords who “get it” have a unique window of opportunity.
While legacy assets fight obsolescence, new Class A inventory that feels more like hospitality than institutional real estate is outperforming. And it’s not just in Manhattan. Suburban Chicago office buildings that invest in high-end fit-outs and smarter shared spaces are seeing real absorption.
Talent drives everything. And in a post-COVID economy, it’s not enough to offer space. You need to offer better space.
Talk to Us
At Van Vlissingen & Co., we work with developers, investors, and tenants who understand that real estate is more than square footage—it’s strategy. If you’re looking to build, renovate, or lease Class A office space that inspires, we’d love to talk.
Because whether it’s in Soho or Schaumburg, the best spaces don’t happen by accident.
They’re built right.
AuthorGordon Lamphere J.D.
Gordon is a licensed Illinois & Wisconsin Real Estate Broker, who manages the commercial sales and leasing team. Gordon also leads Van Vlissingen and Co’s media marketing team. He is an honors graduate of St. Mary’s College of Maryland and holds a Juris Doctorate from Tulane University Law School.
