Lisle, IL Office Space for Lease: 2026 Costs, Buildings and Rents

Data as of October 2026 | Last updated October 17, 2026

Net absorption was a modest +10,900 SF over the past year. Tenant Advisors, Inc. represents only tenants in Lisle and the East-West Corridor office market, at no cost to tenants. Call (847) 778-0296.

Key Takeaways

• Vacancy is 31% across 23 tracked multi-tenant buildings.
• Net absorption over the past 12 months: +10,900 SF.
• Class A asks about $27–$31/SF gross; Class B about $22–$25/SF.
• The largest available block is about 292,000 SF at Central Park of Lisle I.
• Sublease space is available in several notable buildings, including Central Park of Lisle I.

Lisle Office Market Facts and Figures

Tenant Advisors tracks multi-tenant office buildings in Lisle, the competitive set where most tenants of 3,000 to 50,000 SF lease space. Owner-occupied buildings are excluded.

Metric	Lisle
Tracked buildings	23
Vacancy rate	31%
Net absorption, trailing 12 months	+10,900 SF
Class A asking rent	$27–$31/SF gross
Class B asking rent	$22–$25/SF gross
Free rent	1–1.5 months per lease year
Tenant improvement allowance	$6–$8/SF per lease year (Class A)
Sublease space available	Yes, in several notable buildings
New construction	Central Park of Lisle Phase III (3325 Warrenville Rd.), about 243,000 SF, is planned.
Most available space in one building	~292,000 SF (Central Park of Lisle I, 4225 Naperville Rd)

Figures reflect Tenant Advisors’ market tracking of multi-tenant office buildings in Lisle. Rents and concessions are Tenant Advisors’ tracked-transaction ranges, quoted full-service gross. Data is updated quarterly.

What Does Office Space Cost Per Month in Lisle?

A 5,000 SF office in Lisle costs about $11,250 to $12,900 a month in a Class A building and about $9,150 to $10,400 a month in Class B, before free rent. Those figures use Tenant Advisors’ tracked gross rents of $27 to $31/SF in Class A and $22 to $25/SF in Class B.

Office size	Class A, monthly ($27–$31/SF)	Class B, monthly ($22–$25/SF)
2,000 SF	$4,500–$5,150	$3,650–$4,150
5,000 SF	$11,250–$12,900	$9,150–$10,400
10,000 SF	$22,500–$25,850	$18,350–$20,850

Monthly rent before free rent and improvement allowances. Gross rent generally includes real estate taxes and building operating expenses.

Gross rent is not always the whole bill. Ask each landlord about:

• In-suite electricity, which some buildings bill separately.
• Operating expense and tax increases over the base year, which a cap can limit.
• After-hours heating and cooling charges.
• Build-out costs above the improvement allowance, plus cabling, furniture and moving.

Is Lisle Office Space Filling Up or Emptying Out?

Holding steady, with a small gain. Lisle absorbed +10,900 SF over the past year. With vacancy at 31%, tenants still have plenty of choice, but the market is not losing ground.

What Are the Notable Office Buildings in Lisle?

Building	Address	Size (SF)	Built	Class	% Leased	Available (SF)
Central Park of Lisle I and II	4225 Naperville Rd. and 3333 Warrenville Rd.	663,688	1991	A	77%	399,741
Arboretum Lakes (4 buildings)	801–1011 Warrenville Rd.	743,002	1986–1998	A	82%	307,360
Corporetum Office Campus	550–750 Warrenville Rd.	274,005	1985–1986	A	80%	67,369
The Westwood I and II	2441–2443 Warrenville Rd.	318,878	1991	A/B	62%	122,735
Olympian Office Center	4343 Commerce Ct.	168,253	1987	B	62%	72,552
Corporate Lakes I and III	2200 and 2525 Cabot Dr.	210,424	1986–1990	B	77%	59,177

Available SF includes direct and sublease space, including space coming available. Tenant Advisors market tracking, October 2026.

Central Park of Lisle I and II, 4225 Naperville Rd. and 3333 Warrenville Rd.

About 664,000 SF across 2 buildings, Class A, built 1991. About 77% leased with roughly 400,000 SF available.

Arboretum Lakes (4 buildings), 801–1011 Warrenville Rd.

About 743,000 SF across 4 buildings, Class A, built 1986–1998. About 82% leased with roughly 307,000 SF available.

Corporetum Office Campus, 550–750 Warrenville Rd.

About 274,000 SF across 2 buildings, Class A, built 1985–1986. About 80% leased with roughly 67,000 SF available.

Which Lisle Buildings Fit Small and Large Tenants?

Small tenants do best in buildings with suites already built out, while companies needing a full floor or more should start with the buildings carrying the largest vacant blocks. Use this as a starting list; actual suites change month to month.

Space needed	Where to start looking	Why
Under 5,000 SF	Corporate Lakes I and III, Olympian Office Center	Class B buildings with smaller suites
5,000–20,000 SF	Corporetum Office Campus, The Westwood I and II	Partial floors with 67,000 to 123,000 SF available
20,000 SF and up	Central Park of Lisle I and II, Arboretum Lakes	The largest blocks in Lisle, each with more than 300,000 SF available

Is There Sublease Office Space in Lisle?

Yes. Sublease options are currently available in several of Lisle’s notable buildings, including Central Park of Lisle I, Olympian Office Center and Lisle Executive Center. Sublease space often comes at a discount to direct rent, with furniture and cabling in place, but the term is limited to what remains on the original lease. See our Chicago office sublease guide.

How Does Lisle Compare With Other East-West Corridor Cities?

City	Vacancy	12-mo net absorption (SF)	Asking rent, gross	Tracked buildings
Naperville	26%	-10,500	A $28–$32; B $23–$26	66
Oak Brook	27%	-69,000	A $34–$38; B $24–$28	52
Downers Grove	23.5%	-2,000	A $31–$35; B $24–$27	36
Lombard	29.5%	+15,400	A $28–$32; B $21–$24	31
Oakbrook Terrace	22%	+86,900	A $30–$34; B $23–$26	23
Lisle	31%	+10,900	A $27–$31; B $22–$25	23
Wheaton	17.5%	-6,800	A $24–$27; B $20–$23	17
Aurora	20.5%	-18,300	A $26–$29; B $21–$24	15
Burr Ridge	29%	-2,100	A $28–$32; B $23–$26	13
Warrenville	24%	-21,600	A $27–$30; B $21–$24	12
Woodridge	17%	+8,600	A $25–$28; B $20–$23	12
Willowbrook	15.5%	+3,000	A $24–$27; B $19–$22	8

Tenant Advisors market tracking, multi-tenant office buildings, October 2026. Rents are Tenant Advisors’ tracked-transaction figures per SF per year.

Should You Lease, Sublease or Use Coworking in Lisle?

Lease direct if you need space for three years or more, sublease if you want built-out space at a discount and the remaining term fits, and use coworking only for small teams that need flexibility for a year or less. Sublease space is available in several notable Lisle buildings.

	Direct lease	Sublease	Coworking
Typical term	3 to 10 years	Whatever remains on the original lease	Month to month up to 1–2 years
Cost	Market rent, with free rent and an improvement allowance	Usually below direct rent	Priced per desk or office; usually the highest cost per SF
Build-out	Custom, funded largely by the landlord	As-is, often furnished	Ready to use
Watch out for	Committing to more space than you need	Landlord consent and the short remaining term	Rate increases at renewal and limited privacy

Where Is the Leverage in Lisle Right Now?

In most buildings. With vacancy at 31%, landlords with large vacancies compete on rent, free rent and build-out dollars. Lisle competes with Naperville, Downers Grove, Warrenville and Woodridge for the same tenants, and pricing those options against each other is the most effective lever.

What Should Tenants Negotiate on a Lisle Office Lease in 2026?

• Rent: target effective rent after concessions, not the asking rate.
• Free rent: 1 to 1.5 months per year of lease term, or 5 to 7.5 months on a 5-year lease.
• Tenant improvement allowance: $6 to $8/SF per year of lease term in Class A ($30 to $40/SF on a 5-year lease) and about $3 to $6/SF per year in Class B. Get build-out pricing before you negotiate this number.
• Ownership protection: a non-disturbance agreement and build-out funding that survive a sale or foreclosure.
• Operating expense caps: 4% to 6% annually on controllable expenses.
• Flexibility: expansion, contraction and sublease rights, negotiated upfront.
• Parking: included in rent for the full term with no separate escalation.

How Does Tenant Advisors Find and Tour Space in Lisle?

We build a shortlist from every building in Lisle that fits your size, budget and timing, tour the best options in one block, and negotiate with several landlords at once. The landlord pays our fee, so there is no cost to tenants.

1. Requirements call: size, budget, move date and must-haves.
2. Building survey: every option that fits, including sublease space, with rents and availability.
3. Tours: your top choices scheduled back to back.
4. Competing proposals: requests to three or more landlords, compared side by side on net effective cost.
5. Negotiation and lease review alongside your attorney through signing and move-in.

Why Do Companies Lease Office Space in Lisle?

Lisle’s office market runs along the I-88 Warrenville Road corridor between Naperville and Downers Grove, next to the Morton Arboretum, with Metra BNSF service downtown. Large Class A campuses such as Central Park of Lisle and Arboretum Lakes draw corporate, technology, healthcare and professional services tenants. For the full market picture, see our East-West Corridor office market page.

Frequently Asked Questions

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About the authors: Tom Koelzer (Co-Founder & Managing Partner, LinkedIn) and Dave Ven Horst (Co-Founder & Managing Broker, LinkedIn) founded Tenant Advisors, Inc. in 2004. Both have worked in Chicago office leasing since 1986, and the firm has negotiated more than 2,000 office leases, representing tenants only. Benchmark your Lisle lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

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