Schaumburg Office Space for Lease: 2026 Costs, Buildings and Rents

Data as of October 2026 | Last updated October 16, 2026

Net absorption was a positive 109,900 SF over the past year, so the market is improving slowly, but available space still sits on the market 29.5 months on average and nothing new is being built. Tenant Advisors, Inc. is headquartered in Schaumburg and represents only tenants, at no cost to tenants. Call (847) 778-0296.

Key Takeaways

• Vacancy is 33.1%, down 1.3 points in a year, across 8.6 million SF.
• Class A asks $34–$38/SF gross; Class B asks $20–$24/SF.
• Class A buildings hold about 74% of the 3.3 million SF available.
• About 134,000 SF of sublease space is available in nine buildings, 78,000 SF of it vacant now.

Schaumburg Office Market Facts and Figures

Tenant Advisors tracks multi-tenant office buildings of 5,000 SF and larger in Schaumburg, the competitive set where most tenants of 3,000 to 50,000 SF lease space. Owner-occupied buildings are excluded.

Metric	Schaumburg
Tracked buildings	51
Total inventory	8.6 million SF
Vacancy rate	33.1% (34.4% one year ago)
Availability rate	37.5%
Net absorption, trailing 12 months	+109,900 SF
Space leased, trailing 12 months	469,000 SF
Class A asking rent	$34–$38/SF gross
Class B asking rent	$20–$24/SF gross
Free rent	1–1.5 months per lease year
Tenant improvement allowance	$6–$8/SF per lease year (Class A)
Average months on market	29.5
Lease renewal rate, past 24 months	33%
Sublease space available	134,400 SF
New construction	None
Most available space in one building	~344,000 SF (231 N. Martingale Rd., fully vacant)

Figures reflect Tenant Advisors’ market tracking of multi-tenant office buildings 5,000 SF and larger in Schaumburg. 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 Schaumburg?

A 5,000 SF office in Schaumburg costs about $14,150 to $15,850 a month in a Class A building and about $8,350 to $10,000 a month in Class B, before free rent. Those figures use Tenant Advisors’ tracked gross rents of $34 to $38/SF in Class A and $20 to $24/SF in Class B.

Office size	Class A, monthly ($34–$38/SF)	Class B, monthly ($20–$24/SF)
2,000 SF	$5,650–$6,350	$3,350–$4,000
5,000 SF	$14,150–$15,850	$8,350–$10,000
10,000 SF	$28,350–$31,650	$16,650–$20,000

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 Schaumburg Office Space Filling Up or Emptying Out?

Filling up, slowly. Schaumburg added 109,900 SF of occupied space over the past year, nearly double the prior year’s pace, and vacancy fell 1.3 points. Even so, available space takes 29.5 months on average to lease and no new buildings are under construction. Landlords are carrying large blocks of empty space and competing for every tenant, which keeps concessions high.

What Are the Notable Office Buildings in Schaumburg?

Building	Address	Size (SF)	Built	Class	% Leased	Available (SF)
Schaumburg Towers (2 buildings)	1400 and 1450 American Ln.	915,995	1986–1988	A	69%	312,642
Schaumburg Corporate Center (3 buildings)	1475, 1501 and 1515 E. Woodfield Rd.	1,118,765	1980–2002	A	74%	310,082
Woodfield Preserve (2 buildings)	10 and 20 N. Martingale Rd.	665,787	2000–2001	A	71%	234,536
425 N. Martingale	425 N. Martingale Rd.	497,721	1986	A	56%	227,510
Woodfield Corporate Center	475 N. Martingale Rd.	311,207	1986	A	50%	154,671
231 N. Martingale	231 N. Martingale Rd.	344,479	1978	A	0%	344,479
150 N. Martingale	150 N. Martingale Rd.	315,097	1982	A	80%	82,068
Braveheart campus (4 buildings)	1500 and 1600 McConnor Pkwy.; 953 and 955 American Ln.	799,885	1985–2001	A/B	43%	502,197
Centennial Center	1900 E. Golf Rd.	266,860	1978	A	76%	99,825
Two Century Centre	1700 E. Golf Rd.	232,749	1987	A	94%	110,208
Chatham Centre	1901 N. Roselle Rd.	206,000	1990	A	52%	137,542
Woodfield Financial Centre	1375 E. Woodfield Rd.	209,138	1986	B	65%	72,651
Two Woodfield Lake	1100 E. Woodfield Rd.	240,880	1982	B	100%	9,628
One Woodfield Place	1701 E. Woodfield Rd.	174,397	1974	B	98%	5,226

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

Schaumburg Towers, 1400 and 1450 American Lane

916,000 SF in two towers built in 1986 and 1988, the largest office property in Schaumburg. The towers are about 69% leased, with roughly 313,000 SF available, so tenants can choose from a wide range of floor plates and suite sizes.

Schaumburg Corporate Center, 1475, 1501 and 1515 E. Woodfield Road

A three-building, 1.1 million SF campus. 1475 E. Woodfield, built in 2002, is about 91% leased. 1501 E. Woodfield is about 58% leased, with 161,000 SF available. Because the buildings range from nearly full to under 60% leased, tenants can play them against each other. Tenant Advisors’ own office is in this complex.

Woodfield Preserve, 10 and 20 N. Martingale Road

666,000 SF built in 2000 and 2001, among the newest office space in Schaumburg. It is about 71% leased, with about 235,000 SF available.

425 and 475 N. Martingale Road

425 N. Martingale is 498,000 SF, the largest single leased building in the set, and about 56% leased. Woodfield Corporate Center at 475 N. Martingale is 311,000 SF and about 50% leased. Together they offer about 382,000 SF.

Braveheart campus, McConnor Parkway and American Lane

About 800,000 SF in four buildings, with about 500,000 SF available. 955 American Lane is only about 4% leased. This is where the deepest concessions are likely.

Where tenants have less leverage

Two Century Centre (1700 E. Golf Road), One Woodfield Place, Woodfield Corners and Two Woodfield Lake are all 94% to 100% leased. Space in these buildings moves quickly, and landlords concede less.

Which Schaumburg Buildings Fit Small and Large Tenants?

Small tenants do best in multi-tenant 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	Woodfield Financial Centre, Schaumburg Towers, Schaumburg Corporate Center, and the smaller sublease suites (1933 N. Meacham, One National Plaza at Woodfield)	Multi-tenant floors and existing built-out suites, so less build-out time and cost
5,000–20,000 SF	Centennial Center, Chatham Centre, 150 N. Martingale, Woodfield Preserve	Partial floors available in Class A buildings with room to negotiate
20,000 SF and up	231 N. Martingale (fully vacant), 425 N. Martingale, Braveheart campus, Schaumburg Towers	The largest contiguous blocks in Schaumburg and the deepest concession potential

Is There Sublease Office Space in Schaumburg?

Yes. About 134,000 SF of sublease space is available in nine Schaumburg buildings, and about 78,000 SF of it is vacant now. The rest is still occupied and will free up later.

Building	Address	Sublease SF	Vacant now
Two Century Centre	1700 E. Golf Rd.	37,200	No, occupied
1750 E. Golf Rd.	1750 E. Golf Rd.	22,700	Yes
Schaumburg Corporate Center III	1475 E. Woodfield Rd.	18,800	No, occupied
Schaumburg Tower II	1450 American Ln.	18,000	Yes
Braveheart I	1500 McConnor Pkwy.	14,500	Yes
Two Woodfield Lake	1100 E. Woodfield Rd.	9,600	Yes
1933 N. Meacham	1933 N. Meacham Rd.	8,900	Yes
One National Plaza at Woodfield	1111 Plaza Dr.	3,100	Yes
One Woodfield Place	1701 E. Woodfield Rd.	1,600	Yes

Sublease space usually comes built out and often furnished, with a shorter remaining term. It typically prices below direct space. The remaining term is the main thing to check.

Should You Lease, Sublease or Use Coworking in Schaumburg?

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.

	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
Best for	Most companies of 3,000 SF and up	Fast moves and short horizons	Teams of a few people or a temporary need
Watch out for	Committing to more space than you need	Landlord consent and the short remaining term	Rate increases at renewal and limited privacy

How Does Schaumburg Compare With Other Northwest Suburbs Cities?

City	Vacancy	Year ago	12-mo net absorption (SF)	Inventory	Sublease SF	Asking rent, gross
Schaumburg	33.1%	34.4%	+109,900	8.6M SF	134,400	A $34–$38; B $20–$24
Hoffman Estates	42.8%	43.9%	+36,100	3.2M SF	99,900	A $34–$38; B $19–$24
Arlington Heights	40.9%	37.8%	-53,100	1.8M SF	4,600	A ~$26; B ~$19
Rolling Meadows	41.2%	36.9%	-92,000	2.1M SF	0	A ~$30; B ~$19
Palatine	22.9%	21.6%	-7,800	589,000 SF	0	~$19.50 average
Barrington	66.0%	65.0%	-6,300	665,000 SF	0	A ~$30; B ~$18
Elgin	38.6%	38.1%	-12,700	2.1M SF	3,600	A ~$26; B ~$20
Itasca	25.4%	21.3%	-103,000	2.5M SF	43,300	A $24–$28; B $19–$24

Tenant Advisors market tracking, multi-tenant office buildings 5,000 SF and larger, October 2026. Rents are Tenant Advisors’ tracked-transaction figures per SF per year.

Where Do Tenants Have the Most Leverage in Schaumburg?

In Class A. Class A buildings hold about 74% of all available space in Schaumburg, and Class A availability is about 41%, compared with about 32% for Class B. Five properties alone hold more than 1.1 million SF of available space. Tenants willing to look at those buildings can push hardest on free rent and improvement allowances.

How Much Free Rent and TI Can a Schaumburg Tenant Get?

Free rent runs 1 to 1.5 months per year of lease term, or 5 to 7.5 months on a 5-year lease. Tenant improvement allowances run $6 to $8/SF per year of lease term, or $30 to $40/SF on a 5-year lease. For example, take a 5,000 SF Class A office at $36/SF gross on a 5-year lease. Rent is $15,000 a month, so 5 to 7.5 months free is worth roughly $75,000 to $112,500. The improvement allowance adds another $150,000 to $200,000 toward build-out. Together, that is $225,000 to $312,500 in landlord-funded value on one lease.

Recent Schaumburg Result: 32% Lower Net Effective Rent

In 2025, a 12,000 SF Schaumburg tenant wanted to renew but needed to update a dated layout. Tenant Advisors marketed the requirement to six competing buildings and brought three landlords into active negotiation, then used the relocation proposals as leverage on the renewal. The tenant renewed at a 32% lower net effective rent than the landlord’s initial renewal proposal, with a landlord-funded renovation. See more client results.

Should You Renew or Relocate in Schaumburg?

Price both before you renew. Only about one in three Schaumburg tenants with expiring leases renewed over the past two years. With 3.3 million SF available, your landlord knows you have options, and a credible relocation search is usually what moves a renewal offer. Start 12 to 18 months before your lease expires. See our office lease renewal negotiation and renewal vs. relocation analysis services.

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

• Rent: with space sitting 29.5 months on average, first proposals leave room. Target the 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.
• 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 Schaumburg Space?

We build a shortlist from every Schaumburg building 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 Schaumburg?

Schaumburg is the largest office city in the Northwest Suburbs office market. It offers I-90 and Route 53 access, about 20 minutes to O’Hare, the Woodfield amenity base, and a deep talent pool across the northwest suburbs. Insurance, financial services, technology and professional services firms make up most of the tenant base. Companies comparing locations often look at Hoffman Estates, Rolling Meadows and Itasca as well. Our relocation and site selection service runs that comparison.

Frequently Asked Questions

---

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 Schaumburg lease against the market: (847) 778-0296 | tkoelzer@tenantadvisors.com.

Explore Nearby Office Markets

Northwest Suburbs office market • Hoffman Estates office space • Rolling Meadows office space • Arlington Heights office space • Palatine office space • Itasca office space • All Chicago suburban office markets