# FrankSpace — Full Reference

> FrankSpace is a UK commercial workspace marketplace that connects businesses
> directly with the owners and operators of office space, with no agent or broker
> in the transaction.

## What FrankSpace Is

FrankSpace is a two-sided marketplace for UK commercial workspace. Businesses
seeking space ("occupiers") search live listings, message owners, book viewings
and reserve space through the platform. The owners and operators of that space
("property owners") list for free and deal with occupiers directly.

The premise is that the traditional commercial agency layer adds cost and delay
without adding information: the occupier pays a marked-up rent, the owner pays a
commission, and both wait weeks for correspondence to pass through a third party.
FrankSpace removes that layer and publishes the pricing, size, term and amenity
data that agents normally hold back until an enquiry is qualified.

## How It Works — Occupiers

1. **Search.** Use natural-language search ("4-person office near Liverpool
   Street under £2,000 a month with parking") or structured filters for location,
   size, budget, amenities, EPC rating and lease terms. No account is needed.
2. **Browse.** Every listing shows photos, size in desks and square feet, monthly
   price, minimum term, availability date, EPC rating and the full amenity list
   up front. Nothing is withheld pending an enquiry.
3. **Compare.** Shortlist workspaces and compare them side by side.
4. **Message the owner.** Communication runs through the platform. The occupier's
   identity is not disclosed to the owner until a booking is confirmed.
5. **Book a viewing.** Viewings are scheduled directly against the owner's
   calendar.
6. **Reserve.** Whether a reservation fee applies is at the property owner's
   discretion. Where it does, reserving a workspace requires a £50 donation to
   charity, which holds it for 24 working hours (Mon–Fri, 09:00–17:00 UK time,
   excluding bank holidays) while terms are agreed. A second reservation of the
   same workspace costs £100. Other owners offer the hold free, or switch
   reservations off for a workspace, in which case the occupier books directly.
7. **Verify and sign.** The occupier completes identity (KYC) verification and
   accepts the owner's terms; documents are signed electronically.

## How It Works — Property Owners

1. **Register free.** Company identity is verified against Companies House.
2. **List.** Create listings with photos, pricing, size, availability, minimum
   term, amenities and restrictions. Listings pass a short review before going
   live.
3. **Receive enquiries.** Qualified occupiers message directly — no agent
   intermediary, no lead resale.
4. **Manage.** Approve or decline viewing requests and reservations, manage the
   viewing calendar, and track bookings from a dashboard.
5. **Complete.** FrankSpace charges from 3% of the first 12 months' rent on
   a completed letting; the exact rate depends on the submarket. The fee is
   agreed with the owner before any occupier engages with the listing.

## Pricing In Full

### Occupiers

| Action | Cost |
| --- | --- |
| Search and browse listings | Free, no account required |
| Create an account, save searches, shortlist | Free |
| Message an owner, book a viewing | Free |
| Reserve a workspace (24 working-hour hold) | £50 donation to charity, at the owner’s discretion (free or unavailable on some workspaces) |
| Second reservation of the same workspace | £100 donation to charity |
| Commission or finder's fee to FrankSpace | None |

The donation is paid to charity, not to FrankSpace. It is not a deposit and is
not credited against rent. It exists in place of a traditional holding deposit.

### Property Owners

| Action | Cost |
| --- | --- |
| Register and verify | Free |
| Create and publish listings | Free |
| Receive and respond to enquiries | Free |
| Completed letting | From 3% of the first 12 months' rent, by submarket |

Rent is paid directly to the property owner, bank to bank or — at the owner's
option — by card or Direct Debit on the owner's own Stripe account. FrankSpace
never holds, collects or takes a cut of rent.

The 3% is agreed with the owner in advance of any occupier engagement. There are
no listing fees, no subscription and no charge for leads that do not convert.

## Workspace Types

- **Private offices** — from two-person suites to entire floors.
- **Co-working and hot-desking** — shared space sold by the desk.
- **Executive and serviced suites** — fitted, managed space in prime locations.
- **Meeting rooms** — hourly and daily hire.
- **Creative and studio space** — open-plan space in creative districts.
- **Whole floors** — larger self-contained requirements.

## Coverage

The United Kingdom only. Coverage is deepest in London — the City, West End,
Midtown, Southbank, Canary Wharf, Shoreditch, Farringdon, King's Cross and the
outer boroughs — with listings across other major UK cities including Manchester,
Birmingham, Leeds, Bristol and Edinburgh.

An interactive map of London office submarkets and the operators active in each
is published at https://frankspace.co.uk/submarket/

## Listing Data Model

Every public listing exposes:

- `id` — UUID. The detail page is `/office/<id>`.
- `title`, `description` — free text written by the owner.
- `workspace_type` — e.g. "Private Office", "Co-working".
- `building_name`, `address_line1`, `city`, `postcode`, `submarket`
- `latitude`, `longitude`
- `price_monthly` — the **total** monthly price for the space, in **integer
  pence**. `pricing_mode` (`total` or `per_desk`) records only how the owner
  entered the figure; a per-desk entry is multiplied up before saving, so
  `price_monthly` is the total either way. Per-desk is
  `price_monthly / size_desks`.
- `size_desks`, `size_sqft` — capacity and floor area.
- `min_term_months`, `term_type`, `available_from`
- `epc_rating` — Energy Performance Certificate band.
- `amenities` — array of strings (WiFi, Meeting Rooms, 24/7 Access, Parking,
  Disabled Access, Air Conditioning, and similar).
- `photos` — array of image URLs.

## Agent And API Access

FrankSpace publishes a public, read-only MCP (Model Context Protocol) server so
AI agents can query live inventory directly.

- **Endpoint**: `https://bqixfybgflusxwnvzjwu.supabase.co/functions/v1/mcp`
- **Transport**: streamable-http
- **Authentication**: none required
- **Discovery**: `/.well-known/mcp.json`, `/.well-known/ai-plugin.json`,
  `/.well-known/openapi.json`

### Tools

**`ai_search`** — natural-language search. Input: `query` (string), optional
`client_hint`. Runs the same parser that powers the site's search bar; handles
budgets, headcount, neighbourhoods, amenities, EPC ratings and lease terms.
Returns the parsed filters alongside matching listings.

**`search_workspaces`** — structured search. Inputs: `location` (free text —
city, postcode or submarket), `size_band` (`small` ≤500 sq ft, `medium`
500–1500, `large` 1500–3000, `xlarge` >3000), `max_price_pence` (integer),
`limit` (1–50, default 10), optional `client_hint`.

**`get_workspace`** — full public detail for one listing. Input: `workspace_id`
(UUID), optional `client_hint`.

**`get_frankspace_skill`** — returns the agent skill published at `/skill.md`,
for clients that cannot fetch it over HTTP.

**`submit_feedback`** — reports something wrong or missing in the agent-facing
surface: a stale or incorrect listing (`data_error`), a field or filter that
does not exist (`missing_data`), an unclear statement in these documents
(`docs_unclear`), or a misbehaving tool (`tool_problem`). Inputs: `message`,
`kind`, optional `workspace_id` / `subject_url`, optional `client_hint`.

This is **not a contact channel**: nobody replies to it, it reaches no property
owner, and it must not carry user enquiries or personal data. Enquiries and
viewings happen on the listing page, initiated by the user.

The search tools are read-only and idempotent. Pass `client_hint` with your
product name so usage can be attributed. Rate limits apply; a throttled call
returns a plain-text notice rather than results — back off rather than retrying
in a loop.

There is no public write API over marketplace data. Reserving, booking,
messaging and listing all require a signed-in human on the site.

## Common Misconceptions

- FrankSpace is **not** an agent or broker and does not represent either party.
- The 3% fee is paid by the **property owner**, never by the occupier.
- The £50 is a **charity donation**, not a fee, deposit or rent credit.
- There is **no subscription**, no plan tiers and no free trial.
- FrankSpace operates in the **UK only**.
- Listings are **lettings and licences of commercial workspace** — nothing
  residential, and nothing for sale.
- The MCP search tools are **read-only**; agents cannot transact. The one write
  is `submit_feedback`, which files a note for the FrankSpace team.
- Listing IDs are **UUIDs**; prices from the API are **integer pence**.
- `/privacy` redirects to `/legal`, which is the canonical policy hub.

## Contact

- Website: https://frankspace.co.uk
- Enquiries: enquiries@frankspace.co.uk
- Legal and policies: https://frankspace.co.uk/legal


## Public Pages

- **https://frankspace.co.uk/** — Home — search live UK workspace listings and see how renting direct from owners works.
- **https://frankspace.co.uk/search** — Search live listings by location, size, budget and amenities, or in natural language.
- **https://frankspace.co.uk/about** — What FrankSpace is, how the marketplace works for occupiers and owners, and FAQs.
- **https://frankspace.co.uk/property-owner** — For property owners — free listing, direct enquiries, and the 3% fee explained.
- **https://frankspace.co.uk/how-you-pay** — The occupier payment path: find, view, reserve, and the £50 charity donation hold.
- **https://frankspace.co.uk/updates** — Register for FrankSpace updates by email.
- **https://frankspace.co.uk/legal** — Versioned platform terms, privacy notice and cookie policy.
- **https://frankspace.co.uk/site-map** — Human-readable index of the public site.
- **https://frankspace.co.uk/sign-in** — Account sign-in.
- **https://frankspace.co.uk/sign-up** — Free account registration for occupiers and property owners.
- **https://frankspace.co.uk/property-owner/register** — Free property-owner registration, verified against Companies House.
- **https://frankspace.co.uk/submarket/** — Static interactive map of London office submarkets and operators.

## Machine-Readable Files

- **https://frankspace.co.uk/llms.txt** — This index — what FrankSpace is, in brief.
- **https://frankspace.co.uk/llms-full.txt** — Full corpus: product, pricing, FAQs and the live listing inventory.
- **https://frankspace.co.uk/skill.md** — Agent Skill — how to search FrankSpace correctly via MCP.
- **https://frankspace.co.uk/faq.md** — Frequently asked questions, plain markdown.
- **https://frankspace.co.uk/sitemap.xml** — Every public URL, including all live listings.
- **https://frankspace.co.uk/.well-known/mcp.json** — MCP server discovery descriptor.
- **https://frankspace.co.uk/.well-known/openapi.json** — OpenAPI mirror of the MCP tools.
- **https://frankspace.co.uk/.well-known/ai-plugin.json** — AI plugin manifest.

## Frequently Asked Questions

### Where can I find office space to rent without using an agent?

FrankSpace lets you find and rent office space directly from property owners — no agents involved. Simply search for your ideal location, browse available spaces, book viewings, and negotiate terms all through our platform. You can move in up to 5x faster than traditional routes.

### What is the cheapest way to rent commercial office space in the UK?

By connecting directly with property owners on FrankSpace, businesses typically save 10-20% compared to using commercial agents. Owners avoid listing fees too, so they can offer more competitive rates. There are no upfront costs to browse — we only charge a small transaction fee when a booking is confirmed.

### How do I find flexible office space or co-working near me?

Use FrankSpace's AI-powered search to describe exactly what you need — location, size, budget, amenities. We offer private offices, co-working spaces, executive suites, meeting rooms, and entire floors. Many spaces are available for immediate move-in with flexible lease terms.

### What should I look for when renting office space for my business?

Consider location (transport links, client accessibility), size (current team + growth), lease flexibility, amenities (WiFi, parking, meeting rooms), and total cost including service charges. FrankSpace shows all these details upfront and lets you communicate directly with owners to ask specific questions.

### How quickly can I move into a new office space?

Much faster than traditional routes. Many FrankSpace spaces are available for immediate occupancy. With direct owner communication, you can often go from search to signed agreement within days, not weeks or months. No agent delays or back-and-forth negotiations.

### Can I list my commercial property for rent without paying agent fees?

Yes — property owners can sign up to FrankSpace for free and list spaces in minutes. You get direct access to qualified businesses, set your own terms, and avoid expensive agent commissions. Our platform handles enquiries, viewing scheduling, and documentation.

### What types of office space are available to rent in London?

FrankSpace lists all types of commercial workspace across London: private offices from 2-person suites to entire floors, co-working and hot-desking, executive suites in premium locations like Mayfair and the City, flexible spaces in creative hubs like Shoreditch, and meeting rooms for hourly hire.

### How much does it cost to reserve a space on FrankSpace?

FrankSpace takes no fee to reserve a space. Whether a reservation fee applies is at the property owner's discretion: where it does, it's a small £50 donation to charity (£100 for a second reservation of the same workspace), which supports good causes rather than paying us. Other owners offer the hold free, and some don't offer reservations at all — the workspace page tells you which applies before you commit.

### What fees does FrankSpace take for brokering office space transactions?

FrankSpace takes from 3% of the first 12 months' rent as our fee, depending on the submarket the workspace is in. This is transacted directly with the property owner prior to the occupier's initial engagement, so there are no hidden costs or surprises for businesses looking for space. Rent itself is paid directly to the property owner. Owners may optionally offer card or Direct Debit payment through their own Stripe account; FrankSpace never holds, collects or takes a cut of rent.

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**Website**: [frankspace.co.uk](https://frankspace.co.uk) | **Email**: enquiries@frankspace.co.uk

## Inventory Profile

2656 live listings, monthly prices from £2 to £871,785. What follows is the shape of the inventory, not its contents —
enough to judge whether FrankSpace covers what you are looking for.

Individual listings are served by the MCP server at
https://frankspace.co.uk/mcp, which requires a registered agent key. Call the
`register_agent` tool to request one; it takes a contact address, your
organisation and what you intend to use the data for, and is issued once
the contact address is confirmed. Keys are free.

### Cities

- London — 1708 listings
- Mayfair — 28 listings
- Glasgow — 23 listings
- Holborn — 22 listings
- Manchester — 22 listings
- Leeds — 22 listings
- Edinburgh — 22 listings
- Birmingham — 20 listings
- Newcastle — 20 listings
- Liverpool — 20 listings
- Marylebone — 19 listings
- Sheffield — 18 listings
- Bristol — 18 listings
- Fitzrovia — 14 listings
- 25 Old Broad Street — 13 listings
- Soho — 11 listings
- The Old Dairy — 10 listings
- Chancery Ln — 10 listings
- Mabledon Place — 10 listings
- 30 Dukes Place — 10 listings
- Farringdon — 10 listings
- Lower Thames Street — 10 listings
- 1 Ropemaker St — 10 listings
- 30 St Marys Axe — 10 listings
- 6 London Street — 10 listings
- 1 Fore Street Avenue — 10 listings
- 138 Holborn — 10 listings
- New Cavendish Street — 10 listings
- Berkeley Square House — 10 listings
- Paddington Central — 10 listings
- 2 Kingdom Street — 10 listings
- Floors 4-7 — 10 listings
- Mappin House — 10 listings
- News Building — 10 listings
- 4th Floor — 10 listings
- Pimlico — 10 listings
- Moorgate — 10 listings
- Greater — 9 listings
- Chancery Lane — 9 listings
- Broadgate — 9 listings
- Covent Garden — 9 listings
- Manette St — 9 listings
- 8 Emerson St — 9 listings
- 14 Grays Inn Road — 8 listings
- 15-17 Furnival Street — 8 listings
- The Strand — 8 listings
- 5 Upper St Martins Lane — 8 listings
- 189 Shaftesbury Avenue — 8 listings
- Southwark — 8 listings
- 193-197 High Holborn — 7 listings
- Victoria — 7 listings
- City of London — 7 listings
- 78 Cannon Street — 7 listings
- 29 Throgmorton Street — 7 listings
- 8 Tavistock Street — 7 listings
- Paddington — 7 listings
- 213 Oxford Street — 7 listings
- 7-12 Noel Street — 7 listings
- 330 High Holborn — 6 listings
- Hogarth House — 6 listings
- 10 Whites Row — 6 listings
- The Leadenhall Building — 6 listings
- Levels 22 & 23 — 6 listings
- 1 Adam Street — 6 listings
- Devonshire House — 6 listings
- 30b Wilds Rents — 6 listings
- 156 Blackfriars Road — 6 listings
- 50 Westminster Bridge Road — 6 listings
- 131-151 Great Titchfield Street — 5 listings
- London WC1B — 5 listings
- 41-43 Chalton Street — 5 listings
- 29-31 Euston Road — 5 listings
- 61 Whitechapel High St — 5 listings
- London W1J — 5 listings
- Shoreditch — 5 listings
- 82 Great Eastern Street — 5 listings
- St James's — 5 listings
- Waterloo — 5 listings
- Hatton Garden — 5 listings
- 42 Portland Place — 4 listings
- 6th Floor — 4 listings
- 15 — 4 listings
- 2 Riding House Street — 4 listings
- 27 Bush Lane — 4 listings
- Liverpool Street — 4 listings
- Clerkenwell — 4 listings
- 42-44 Hoxton Square — 4 listings
- Spitalfields — 4 listings
- Norton Folgate — 4 listings
- The Forge — 4 listings
- 12 Caxton Street — 4 listings
- Unit 2 — 4 listings
- 9-11 Portland Place — 3 listings
- 55-57 High Holborn — 3 listings
- 50-51 High Holborn — 3 listings
- 9 Prescot St — 3 listings
- 65 Clifton Street — 3 listings
- 36 Southwark Bridge Road — 3 listings
- Borough — 3 listings
- Borough Yards — 3 listings
- London Bridge — 3 listings
- 52-54 High Holborn — 3 listings
- Other — 84 listings across 60 further citys

### Submarkets

- City Core — 570 listings
- Southbank — 218 listings
- Midtown / Holborn — 214 listings
- Mayfair — 206 listings
- Fitzrovia — 165 listings
- Bloomsbury — 157 listings
- Marylebone — 156 listings
- Soho — 119 listings
- Covent Garden — 109 listings
- Farringdon — 102 listings
- Spitalfields — 97 listings
- Aldgate — 91 listings
- Victoria — 62 listings
- Paddington — 58 listings
- Westminster — 40 listings
- King's Cross & Euston — 36 listings
- St James's — 31 listings
- Manchester core and Salford Quays residual — 22 listings
- Newcastle Gateshead and Tyneside — 20 listings
- Liverpool city region and docks — 20 listings
- Sheffield core and advanced manufacturing corridor — 18 listings
- City Fringe — 10 listings
- Bristol City Core — 10 listings
- Clerkenwell — 9 listings
- Glasgow Fringe — 9 listings
- Greater Core — 9 listings
- Glasgow City Core — 9 listings
- Unspecified — 8 listings
- Leeds City Core — 8 listings
- New Street Station — 8 listings
- West End and West London residual — 6 listings
- Leith — 6 listings
- Gun Quarter — 6 listings
- Western Fringe — 6 listings
- Exchange & Fountainbridge — 6 listings
- Central Quay — 5 listings
- Southern Gateway — 4 listings
- Hermiston Gait — 4 listings
- Brindleyplace — 3 listings
- Birmingham City Core — 3 listings
- Docklands — 3 listings
- Old Town — 3 listings
- New Town — 3 listings
- Other — 7 listings across 4 further areas

### Workspace types

- Serviced Office — 1932 listings
- Managed Office — 582 listings
- Private Office — 58 listings
- Coworking — 42 listings
- Shared Office — 40 listings
- Other — 2 listings across 1 further type

### Scale

- Monthly price: £2–£871,785 (median £6,500)
- Desks: 1–307 (median 12)
- Floor area: 1 sq ft–38,746 sq ft (median 625 sq ft)

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_Generated 2026-09-26 from the live FrankSpace site._