Global corporate
real estate decisions
start with

S5 Advisory is a tenant-only corporate real estate advisory firm, representing tenants across office, R&D, industrial, and technical space.

2012Founded
Tenant-OnlyRepresentation
ITRA Global60+ affiliate cities
Santa ClaraHeadquarters
Tenant-Only Advantage

We represent one sideof the table.Yours.

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.

AlignedTenant objectives first
IndependentNo landlord-side conflicts
Leverage-drivenAlternatives before commitment
FocusedTenant real estate only
109,000 SF
Coordinated across California and India
4 transitions
For one client over a six-year relationship
40%+
Rent reduction through a strategic early renewal
Advisory Services

Integrated advisory. Built around the tenant.

Start with the transaction, the operating environment, or the intelligence behind the decision. Each path leads into the same tenant-side advisory platform.

01
Advisory Services

Explore how S5 helps tenants with strategy, negotiations, lease events, technical requirements, project delivery, and surplus space.

Tenant representation & transaction strategy
Portfolio & workplace strategy
Site selection & location strategy
Project, technical & disposition advisory
Explore capabilities
Open Advisory Services →
02
Operating Environments

See how S5 adapts real estate strategy to office, technology, R&D, industrial, life sciences, and other specialized space needs.

Corporate office & headquarters
Technology, AI & software
Research, engineering & industrial
Specialized operating requirements
Explore environments
Open Operating Environments →
03
Methodology

See how S5 compares lease costs, alternatives, markets, sites, portfolio options, and deal risk before decisions are made.

Lease economics & total real estate cost
Renewal vs. relocation modeling
Market & site comparison
Portfolio scenario modeling
Explore intelligence
Open Methodology →

Global Reach

Tenant-only advisory across 45 markets worldwide. Every engagement backed by local expertise and conflict-free representation.

Chicago River skyline and office towers

Americas

Major U.S. market coverage
Silicon ValleySan FranciscoNew YorkBostonChicagoDallasAustinSeattle
Big Ben and the Palace of Westminster framed by spring blossoms

Europe

Global reach. Local market intelligence.
LondonDublinFrankfurtWarsaw
Tokyo skyline with Tokyo Tower and Mount Fuji

Asia / APAC

Regional advisory across key APAC markets
BengaluruSingaporeSeoul

Case Studies

Selected assignments showing scale, repeat trust, and measurable tenant-side outcomes.

Tekion office building at 6200 Stoneridge Mall Road, Pleasanton, California

Tekion

109,000 SF across California + India

Cross-border execution across two markets and time zones.

View Case Study
Nile Global signage and office campus, San Jose, California

Nile Global

4 real estate transitions over 6 years

Technical workplace needs, specialized requirements, and Class A relocation support.

View Case Study
MixxTech office and lab (photo pending)

MixxTech

Landlord-funded lab build-out

Office + lab expansion delivered on a 60-day schedule, with no penalty on the original space.

View Case Study
3 W. Plumeria Drive office building, San Jose, California

Nuova Systems

79,000 SF at 1/3 the direct rate

Startup through acquisition, with lab power and cooling at every stage.

View Case Study
1250 Borregas Avenue R&D building, Sunnyvale, California

Adesto Technologies

300% growth to 21,901 SF

Supported from a first office requirement through repeat expansion.

View Case Study
Tower Plaza office building at 2121 S. El Camino Real, San Mateo, California

Drawbridge

Effective rate 1/3 of market

A stepped sublease matched to headcount growth, closed in 3.5 weeks.

View Case Study
Office tower overlooking a major urban freeway corridor at sunset

Freeway Signage

Two top-building signs secured

City economic development engaged before signature to win rare freeway signage.

View Case Study
Operating Environments

Workplace strategy informed by how companies actually operate.

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.
01
Corporate Workplace

Corporate Office & Headquarters

Headquarters, regional offices, executive and client-facing workplaces, professional-services environments, renewals, relocations, and multi-market portfolio consistency.

Explore this expertise
02
R&D

R&D & Engineering

R&D facilities, engineering offices, prototyping, testing environments, mixed office-laboratory requirements, and high-density compute and AI infrastructure.

Explore this expertise
03
Hardware & Semiconductor

Semiconductor & Advanced Technology

Chip companies, electronics firms, specialized engineering teams, and hardware-focused tenants with complex infrastructure needs.

Explore this expertise
04
Advanced Manufacturing

Industrial & Manufacturing

Manufacturing, assembly, distribution, testing, operations, and office-industrial hybrid facilities.

Explore this expertise
05
Life Sciences

Life Sciences & Regulated Environments

Laboratory, diagnostic, medical-technology, healthcare, and regulated workplace requirements.

Explore this expertise
06
Mobility & Climate

Mobility, Energy & Infrastructure

Automotive technology, EV, battery, clean-energy, transportation, and climate-focused companies.

Explore this expertise
07
Land Acquisition

Land & Development

Site acquisition, build-to-suit, and ground-up development for companies choosing to own and build rather than lease.

Explore this expertise
08
Retail

Retail, Community & Institutional

Retail, restaurant, and consumer-facing locations, from single sites to multi-market rollout programs.

Explore this expertise
Not limited by sector

S5’s advisory model scales from conventional office requirements to highly technical, multi-market, and operationally complex assignments.

SELECTED EXPERIENCE

Selected assignments. Representative work.

A selection of client assignments showing the range of tenant-side strategy, growth, specialized requirements, and transaction execution S5 supports.

SeaMicro logo
Client Outcome

1,500 SF → 79,000 SF

Growth managed from startup footprint to scaled occupancy

HardwareLab Requirements4 Growth CyclesLease Advisory
Key Outcomes
  • Specialized lab requirements accommodated
  • Extensive cooling needs addressed during growth
  • Lowest effective rental rates within peer portfolio study

“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.”

Andrew Feldman
GM & Corporate VP, SeaMicro
View Full Case →
Blue Cheetah logo

Exceeded

Every Expectation

“To say you exceeded my expectations is an understatement.”

Tom Kelly
COO, Blue Cheetah Analog Design
SET logo

6+ Years

Trusted Across Two Companies

“Their knowledge of real estate is unparalleled, and they were extremely efficient in finding great facilities.”

Michael Mathieu
Chairman & CEO, SET
Wilocity logo

Global

Deal Closed from Israel

“The team worked around the clock and achieved the results we were targeting without compromising key deal points.”

Jorge Myszne
VP of Products & Co-Founder, Wilocity
NComputing logo

7 Years

Long-Term Client Partnership

“The team identified our facility, renewed it with significant savings, and consistently minimized cost.”

Peter Downs
VP of Finance, NComputing
Dyyno logo

40%+

Rent Reduction Achieved

“They tracked my lease timing closely. When the market dipped, we renewed early and reduced rent by over 40%.”

Raj Jaswa
CEO, Dyyno
VSI logo

Trusted

Industry Advisor

“You showed us several options, negotiated the terms and ultimately got us a great deal.”

Joanna Laney
Finance / HR Manager, VSI
YetiZen logo

On Our Side

Demanding Client Needs Met

“Sushma is fast, well connected, smart, very professional, and extremely friendly.”

Japheth Dillman
Co-Founder & Chief Creative Officer, YetiZen
Blue Cheetah logo

Exceeded

Every Expectation

“To say you exceeded my expectations is an understatement.”

Tom Kelly
COO, Blue Cheetah Analog Design
SET logo

6+ Years

Trusted Across Two Companies

“Their knowledge of real estate is unparalleled, and they were extremely efficient in finding great facilities.”

Michael Mathieu
Chairman & CEO, SET
Wilocity logo

Global

Deal Closed from Israel

“The team worked around the clock and achieved the results we were targeting without compromising key deal points.”

Jorge Myszne
VP of Products & Co-Founder, Wilocity
NComputing logo

7 Years

Long-Term Client Partnership

“The team identified our facility, renewed it with significant savings, and consistently minimized cost.”

Peter Downs
VP of Finance, NComputing

Operating Environments

Property strategy should match the operation, from offices and R&D to industrial, life sciences, and other specialized environments.

Corporate office and headquarters environment
01 / Corporate Workplace

Office & Headquarters

Workplace strategy, headquarters, employee experience, and corporate occupancy.

Explore environment →
Research and advanced technology environment
02 / R&D + Semiconductor

R&D & Advanced Technology

Labs, semiconductor and hardware production, and data centers or high-density compute facilities.

Explore environment →
General industrial and manufacturing environment
03 / General Industrial

General Industrial

Production, warehousing, distribution, and operational capacity.

Explore environment →
Life sciences and regulated environment
04 / Life Sciences

Life Sciences

Laboratory, clinical, diagnostic, and regulated occupancy requirements.

Explore environment →
Land and development environment
05 / Land Acquisition

Land & Development

Site control, entitlement, utilities, and development risk for owner-user and build-to-suit projects.

Explore environment →
Retail and community environment
06 / Retail

Retail, Community & Institutional

Visibility, demographics, co-tenancy, lease economics, and portfolio consistency across sites.

Explore environment →
Nonprofit and institutional environment
07 / Nonprofit & Institutional

Nonprofit & Community Institutions

Mission-driven occupancy shaped by governance, funding cycles, budgets, and long-term flexibility.

Explore environment →
Why Tenant-Side Advisory Matters

What better representation
changes for the tenant.

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.

Operating Expenses — Landlord pass-through charges that compound annually without audit
Escalation Mechanics — Annual increases structured to favor the landlord over the lease term
Base Year Calculations — Starting benchmarks that silently inflate your costs year over year
Capital Recovery — TI amortization and landlord financing buried in lease economics
Typical Lease Cost Breakdown
A cleaner view of the economics most tenants miss.
Below the rent line
What you seeBase Rent
The visible number in the proposal or listing.
What you're actually payingOPERATING EXPENSE EXPOSURE
Unreviewed pass-throughs compound over time and can materially expand the real occupancy burden.
With S5 AdvisoryS5 OPERATING EXPENSE STRUCTURE
With tighter audit rights, caps, and cleaner language, operating expense exposure can be materially compressed.
Illustrative. Hover or tap each cost driver to see how hidden economics expand the deal and how better structuring can compress them.
40%+ rent reduction on a strategic early renewal
About S5 Advisory

Tenant-only representation. Built around the business behind the real estate.

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.

01

Tenant-only by design

S5 does not represent landlords. Advice, market strategy, and negotiation are built around the tenant’s economics and objectives.

02

Corporate-side perspective

Experience managing real estate from inside operating companies informs how S5 evaluates cost, flexibility, culture, facilities, and execution risk.

03

Local expertise. Global reach.

Silicon Valley based and connected through ITRA Global, S5 supports tenants across major U.S. and international business markets.

Market Intelligence

Tenant-side perspective on market conditions, lease strategy, workplace decisions, and occupancy economics.

Lease Strategy

The Simple Reason 75% of Companies Lose Money on Lease Renewals

Most tenants renew out of convenience. Landlords know this and price renewals accordingly. There's a better way.

November 2024Read article →
Lease Strategy

Lease Renewals: A Cautionary Tale

When a landlord says 'skip the broker and I'll give you a better deal,' here's what they're really calculating.

November 2024Read article →
Workplace

The Open Office Rethink: Designing Workspaces for a Hybrid World

Open plans were supposed to boost collaboration. Research says otherwise. Here's what actually works.

April 2024Read article →
Modern office building exterior
Risk

Is Your Landlord Facing Foreclosure?

Downsizing and hybrid trends have landlords under pressure. What tenants need to know to protect their lease.

April 2024Read article →
Modern office environment with collaborative workplace design
Workplace

Should You Update Your Office to Reduce Employee Poaching?

Right now is a fantastic time to upgrade your office and reinforce your brand. The redesign may not cost your company a penny.

June 2023Read article →
Market Intelligence

Commercial Real Estate Market Trends for 2023

From SVB collapse to rising interest rates, 2023 reshaped the CRE landscape. Key trends across office, industrial, and retail.

June 2023Read article →
Client Sublease Opportunity

Sublease opportunities with clearer property intelligence.

Active sublease inventory is organized around usable facts: available square footage, lease expiration, rate structure, space condition, floor program, and transportation access.

For Sublease · Sunnyvale, CA

400 W California Avenue

Fully furnished plug-and-play office sublease within one block of the Caltrain Station and Downtown Sunnyvale amenities.

Available±11,000 – 18,871 SF
Rate$4.00 PSF Full Service
LED01/31/2028
TypeOffice Sublease
Download FlyerPDF · 2.2 MB
400 W California Avenue exterior
For Sublease · Cupertino, CA

19409 Stevens Creek Blvd

±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.

Available±2,017 SF
Rate$3.50 FS
LED06/30/2027
TypeClass A Office
Download FlyerPDF · 425 KB
19409 Stevens Creek Blvd Main Street Cupertino exterior
For Sublease · San Jose, CA

2570 N 1st St, Suite 380

±2,460 SF furnished plug-and-play short-term office sublease with 17 workstations, immediate transit access, nearby SJC Airport, and strong on-site project amenities.

Available±2,460 SF
LED08/31/2026
Parking3.33 / 1,000
TypeShort-Term Office
Download FlyerPDF · 1.5 MB
2570 N 1st St San Jose courtyard
AccessHighway 101 · I-280 · Central Expressway
TransitOne block from Caltrain and Downtown Sunnyvale
AmenitiesIndoor/outdoor fitness center, park setting, EV charging
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