S5 Advisory is a tenant-only corporate real estate advisory firm, representing tenants across office, R&D, industrial, and technical space.
S5 represents tenants exclusively. No landlord listings. No competing landlord-side interests. Every recommendation is organized around the tenant's economics, leverage, and business objectives.
Start with the transaction, the operating environment, or the intelligence behind the decision. Each path leads into the same tenant-side advisory platform.
Explore how S5 helps tenants with strategy, negotiations, lease events, technical requirements, project delivery, and surplus space.
See how S5 adapts real estate strategy to office, technology, R&D, industrial, life sciences, and other specialized space needs.
See how S5 compares lease costs, alternatives, markets, sites, portfolio options, and deal risk before decisions are made.
Tenant-only advisory across 45 markets worldwide. Every engagement backed by local expertise and conflict-free representation.
Selected assignments showing scale, repeat trust, and measurable tenant-side outcomes.
Cross-border execution across two markets and time zones.
View Case Study →
Technical workplace needs, specialized requirements, and Class A relocation support.
View Case Study →
Office + lab expansion delivered on a 60-day schedule, with no penalty on the original space.
View Case Study →
Startup through acquisition, with lab power and cooling at every stage.
View Case Study →
Supported from a first office requirement through repeat expansion.
View Case Study →
A stepped sublease matched to headcount growth, closed in 3.5 weeks.
View Case Study →
City economic development engaged before signature to win rare freeway signage.
View Case Study →S5 advises companies across traditional corporate office, headquarters, technology, R&D, industrial, and specialized occupancy requirements. The common thread is disciplined tenant-side strategy, regardless of building type.
Select a sector to explore the operating requirements, diligence priorities, and advisory approach.Headquarters, regional offices, executive and client-facing workplaces, professional-services environments, renewals, relocations, and multi-market portfolio consistency.
R&D facilities, engineering offices, prototyping, testing environments, mixed office-laboratory requirements, and high-density compute and AI infrastructure.
Chip companies, electronics firms, specialized engineering teams, and hardware-focused tenants with complex infrastructure needs.
Manufacturing, assembly, distribution, testing, operations, and office-industrial hybrid facilities.
Laboratory, diagnostic, medical-technology, healthcare, and regulated workplace requirements.
Automotive technology, EV, battery, clean-energy, transportation, and climate-focused companies.
Site acquisition, build-to-suit, and ground-up development for companies choosing to own and build rather than lease.
Retail, restaurant, and consumer-facing locations, from single sites to multi-market rollout programs.
S5’s advisory model scales from conventional office requirements to highly technical, multi-market, and operationally complex assignments.
SELECTED EXPERIENCE
A selection of client assignments showing the range of tenant-side strategy, growth, specialized requirements, and transaction execution S5 supports.
Growth managed from startup footprint to scaled occupancy
“The team understood our needs at each stage, including idiosyncratic requirements for large labs. One of our VC’s did a study and found we were paying the lowest rental rates in their entire portfolio.”
“To say you exceeded my expectations is an understatement.”
“Their knowledge of real estate is unparalleled, and they were extremely efficient in finding great facilities.”
“The team worked around the clock and achieved the results we were targeting without compromising key deal points.”
“The team identified our facility, renewed it with significant savings, and consistently minimized cost.”
“They tracked my lease timing closely. When the market dipped, we renewed early and reduced rent by over 40%.”
“You showed us several options, negotiated the terms and ultimately got us a great deal.”
“Sushma is fast, well connected, smart, very professional, and extremely friendly.”
“To say you exceeded my expectations is an understatement.”
“Their knowledge of real estate is unparalleled, and they were extremely efficient in finding great facilities.”
“The team worked around the clock and achieved the results we were targeting without compromising key deal points.”
“The team identified our facility, renewed it with significant savings, and consistently minimized cost.”
Property strategy should match the operation, from offices and R&D to industrial, life sciences, and other specialized environments.
Workplace strategy, headquarters, employee experience, and corporate occupancy.
Explore environment →Labs, semiconductor and hardware production, and data centers or high-density compute facilities.
Explore environment →
Production, warehousing, distribution, and operational capacity.
Explore environment →Laboratory, clinical, diagnostic, and regulated occupancy requirements.
Explore environment →Site control, entitlement, utilities, and development risk for owner-user and build-to-suit projects.
Explore environment →Visibility, demographics, co-tenancy, lease economics, and portfolio consistency across sites.
Explore environment →Mission-driven occupancy shaped by governance, funding cycles, budgets, and long-term flexibility.
Explore environment →Flexible occupancy weighed against a conventional lease on cost, control, and exit rights.
Explore environment →Lease economics are shaped by more than the quoted rate. Operating expense pass-throughs, escalation clauses, base-year language, improvement allowances, and capital recovery terms can materially change what a tenant actually pays over the full lease term.
S5 Advisory provides integrated corporate real estate services exclusively for tenants. The team combines corporate/end-user experience with brokerage execution to align real estate decisions with long-term business plans, immediate operating priorities, and measurable cost control.
S5 does not represent landlords. Advice, market strategy, and negotiation are built around the tenant’s economics and objectives.
Experience managing real estate from inside operating companies informs how S5 evaluates cost, flexibility, culture, facilities, and execution risk.
Silicon Valley based and connected through ITRA Global, S5 supports tenants across major U.S. and international business markets.
Tenant-side perspective on market conditions, lease strategy, workplace decisions, and occupancy economics.
Most tenants renew out of convenience. Landlords know this and price renewals accordingly. There's a better way.
When a landlord says 'skip the broker and I'll give you a better deal,' here's what they're really calculating.
Open plans were supposed to boost collaboration. Research says otherwise. Here's what actually works.
Downsizing and hybrid trends have landlords under pressure. What tenants need to know to protect their lease.
Right now is a fantastic time to upgrade your office and reinforce your brand. The redesign may not cost your company a penny.
From SVB collapse to rising interest rates, 2023 reshaped the CRE landscape. Key trends across office, industrial, and retail.
Active sublease inventory is organized around usable facts: available square footage, lease expiration, rate structure, space condition, floor program, and transportation access.
±2,017 SF Class A office sublease at Main Street Cupertino with furniture available, high-end finishes, natural light, conference rooms, and onsite retail amenities.
