Amenities are the new differentiator – so what does that mean for FM teams? 

By Laura O’Sullivan, Rubberdesk 

Every week I speak with businesses exploring serviced and managed office options. And while location and cost are still part of the conversation, there’s one topic that consistently takes centre stage: amenities.  

Not just the essentials like Wi-Fi and coffee, but the kinds of features that shape how people feel about their workplace – wellness rooms, rooftop terraces, concierge-style services.  

Take FORA’s Chancery House, for example. It has a fitness facility to rival a number of high street gyms, complete with private training pods where users can follow guided workouts and train solo. The changing rooms are spa-like, designed to make transitions between work and wellness seamless. 

Similarly, Uncommon’s High Holborn location features a dedicated studio space that hosts a rotating schedule of wellness classes catering to a wide range of interests and fitness levels.  

And this isn’t just confined to serviced office operators, either. At GPE’s fully managed location at 141 Wardour Street, wellness is embedded into the design itself with a gym, biophilic elements, and a green roof terrace that brings nature into the heart of Soho. 

These examples highlight a wider trend: amenities are no longer just perks, they’re an expectation 

Wellness spaces: and I’m not just talking about quiet rooms 

Wellness amenities have moved from a quirky added benefit to front-and-centre. In London, we’re seeing operators introduce meditation pods, nap rooms, and even on-site yoga studios. And they’re not just for show. CBRE’s Occupier Survey found that 79% of employees believe wellness amenities positively impact their productivity. That’s a compelling figure for any business trying to get the most out of its team. 

For facilities managers, this means thinking beyond maintenance. It’s about creating spaces that support mental health, reduce burnout, and encourage balance. 

It’s also worth noting that this shift is being driven in part by generational expectations. 

Younger employees, particularly Millennials and Gen Z, are more likely to prioritise wellbeing, flexibility, and purpose in their work environments. FM teams need to be attuned to these evolving expectations to remain competitive in attracting and retaining the best talent. 

Rooftop terraces are the new breakout space 

Outdoor space is becoming a major draw, especially in cities where green space is limited. Rooftop terraces are multifunctional. Teams use them for more casual catchups, client drinks, or just some fresh air between meetings. 

Outdoor spaces are also a great way to boost sustainability and support ESG goals. 

Not only do green roofs look fantastic, but they also help cool down city buildings, clean the air, and create little pockets of nature for birds and insects. For companies focused on doing their bit for the environment, these features are a smart, meaningful investment. Facilities managers play a big part in making sure these spaces are both welcoming and eco-friendly, so everyone can enjoy them with a clear conscience. 

Facilities managers are key to making these spaces welcoming, ecofriendly and usable year-round – whether it’s installing heaters for winter or shade sails for summer. It’s about turning a feature into a functional asset. 

Concierge-style services 

Concierge services are fast becoming a staple in premium office offerings. From dry cleaning and bike repair right down to booking taxis and restaurant reservations, these services add a layer of convenience that employees genuinely value. 

For FM teams, this means collaborating closely with front-of-house staff and service providers. It’s about ensuring consistency, quality, and responsiveness. And it’s a shift from operational to experiential thinking. 

Technology is playing a growing role here too. 

App-based platforms now allow employees to book services, reserve wellness rooms, or even order lunch from their desks. FM teams are increasingly working alongside IT departments to make sure these systems are secure and user-friendly.  

From operations to strategy 

With 60% of tenants now saying amenities are a key driver in office choice (JLL), the role of facilities managers is evolving. They’re no longer just keeping spaces running – they’re helping shape the workplace experience. 

This shift positions FM professionals as strategic partners. They’re working with landlords, operators, and HR teams to deliver environments that go beyond the desk. It’s about understanding what people value, and making sure the space reflects that. 

The challenges 

Budget constraints, existing infrastructure, and changing employee needs mean FM teams need to be nimble and creative. Many are turning to data in order to track usage patterns, gather feedback, and then use those analytics to inform decisions about which amenities to invest in and how to optimise them. 

The demand for high-quality, experience-led amenities will only grow. 

FM teams will need to stay ahead of trends, anticipate user needs, and continue to evolve their approach. The most successful will be those who see amenities not just as features, but as integral to the workplace experience. 

In essence, amenities are the new differentiator. And facilities managers are the ones making them work.