Medical office space · data as of September 2026
Medical office space for lease in Irvine Business Complex
12 buildings with 140,338 SF of medical space available across 34 listed spaces. Five buildings publish an asking rent; no class has five or more on one lease structure, too few to call a figure typical.
Of the 12 buildings with medical space listed in Irvine Business Complex this September, seven post no asking rent at all.
Only five publish a direct asking rent, mostly Full Service, at $2.10 to $5.25/SF/month. The rest quote once a practice asks, which is standard and not a warning sign. It does mean a comparison built from listings is a comparison of five buildings out of 12.
One more fact changes the read. Landlords here quote three lease structures: Full Service in two buildings, at $2.10 to $5.25/SF/month; Modified Gross in two buildings and NNN in one building. From the real estate side, the structure is part of the price. On an NNN quote, taxes, insurance and common-area costs come on top, so ask for the operating expense history (what those costs actually ran) before setting it next to a Full Service number. Every lease structure should be approached differently during Operating Expense reconciliations.
Short version: 7 of 12 buildings in Irvine Business Complex post no rent, and landlords there quote three lease structures. Convert every quote to the same basis before any number looks cheap. Is your current lease Full Service, NNN or Modified Gross, and do you know what it costs all in?
Irvine Business Complex at a glance
- Buildings
- 12
- Medical space available
- 140,338 SF
- Vacant now
- 100,301 SF
- Largest single space
- 21,406 SF
Asking rents by lease structure
- Full Service$2.10–$5.25/SF/mo2 buildings
- Modified Gross$4.00–$4.75/SF/mo2 buildings
- NNN$3.75/SF/mo1 building
7 buildings withhold pricing or don't publish it. Those numbers come from the landlords on request.
Full Service includes operating costs and utilities; NNN adds taxes, insurance and common-area costs on top of base rent; Modified Gross splits them. Compare structures, not just rates. These ranges span every building class and age; the questions below compare like with like.
Available spaces by size
- 1–2 rooms6
- 3–4 rooms10
- 5–7 rooms8
- 8–12 rooms6
- 13+ rooms4
Room counts assume 350 to 500 usable SF per exam room, with rentable area 10% to 20% above usable.
Building class
- Class A5
- Class B5
- Class C2
Hospitals within 5 miles
- Foothill Regional Medical Center, Tustin3.4 mi
- Hoag Orthopedic Institute, Irvine3.4 mi
- Coastal Communities Hospital, Santa Ana3.9 mi
Straight-line miles from the center of the Irvine Business Complex buildings to the Census Bureau geocode of each hospital's address on the CMS hospital list.
Buildings with medical space available
| Building | Class | Built | Medical space | Largest space | Fits | Asking rent | |
|---|---|---|---|---|---|---|---|
| 19100 Von Karman Ave The Atrium | A | 1986 | 51,523 SF11 spaces
| 15,476 SF | ~25–40 rooms | $2.10/SF/mo Full Service | |
| 19200 Von Karman Ave The Atrium | A | 1986 | 28,944 SF7 spaces
| 7,454 SF | ~12–19 rooms | Withheld ask us | |
| 17305 Von Karman Ave Von Karman Medical Center | B | 1980 | 22,548 SF2 spaces
| 21,406 SF | ~35–55 rooms | $3.75/SF/mo NNN | |
| 17838 Gillette Ave Building D | A | 2001 | 10,000 SF1 space
| 10,000 SF | ~16–25 rooms | Withheld ask us | |
| 17872 Gillette Ave Bldg C | A | 1990 | 5,804 SF1 space
| 5,804 SF | ~9–15 rooms | Withheld ask us | |
| 19742 MacArthur Blvd Bldg 2 | B | 1980 | 4,823 SF3 spaces
| 2,331 SF | ~3–6 rooms | $4.00/SF/mo Modified Gross | |
| 3500 Barranca Pky Crossroads Corporate Centre | B | 2000 | 4,564 SF1 space
| 4,564 SF | ~7–11 rooms | $5.25/SF/mo Full Service | |
| 4980 Barranca Pky Woodbridge Square Medical | B | 2005 | 4,230 SF2 spaces
| 3,123 SF | ~5–8 rooms | Withheld ask us | |
| 62 Corporate Park Barranca Medical Plaza | B | 1985 | 3,513 SF2 spaces
| 1,928 SF | ~3–5 rooms | Withheld ask us | |
| 14150 Culver Dr The Square at Culver Medical Office Center | A | 1984 | 2,070 SF2 spaces
| 1,129 SF | ~1–2 rooms | $4.75/SF/mo Modified Gross | |
| 39 Creek Rd Bldg B | C | 1980 | 1,269 SF1 space
| 1,269 SF | ~2–3 rooms | Withheld ask us | |
| 4050 Barranca Pky Centerstone Plaza | C | 1989 | 1,050 SF1 space
| 1,050 SF | ~1–2 rooms | Withheld ask us |
Availability and asking rates change frequently and are subject to verification. Current terms are confirmed before any tour.
Compared to nearby
| Area | Buildings | Medical space | Published asking rents ($/SF/mo, buildings) |
|---|---|---|---|
| Irvine Business Complex | 12 | 140,338 SF | Full Service $2.10–$5.25 (2) · Modified Gross $4.00–$4.75 (2) · NNN $3.75 (1) |
| Newport Beach | 37 | 383,867 SF | Full Service $2.99–$6.00 (5) · Modified Gross $2.50–$4.95 (3) · NNN $3.98–$5.25 (3) |
| South Santa Ana | 6 | 40,228 SF | Modified Gross $1.69–$2.75 (3) · NNN $1.95–$2.50 (2) |
| Irvine Spectrum | 12 | 102,527 SF | NNN $3.25–$4.75 (5) · Full Service $3.00 (1) |
| Orange County overall | 317 | 2,274,339 SF | NNN $1.15–$5.50 (67) · Modified Gross $1.25–$4.95 (49) · Full Service $1.25–$6.00 (47) |
Lowest to highest published building asking rents, grouped by lease structure; the three most common structures are shown. Each range mixes building classes and ages. See the full rent trends report.
Questions about medical office space in Irvine Business Complex
How many medical office buildings have space available in Irvine Business Complex?
Irvine Business Complex has 12 buildings with medical office space available as of September 2026: 140,338 SF across 34 listed spaces. Of that, 100,301 SF is marked vacant now, and the largest single space is 21,406 SF, about 35 to 55 exam rooms.
What do medical office leases cost in Irvine Business Complex?
In Irvine Business Complex, five buildings publish an asking rent with a named lease structure, but no class has five or more on one structure, too few to call any figure typical: Class A on Full Service in one, Class B on Full Service in one and Class A on Modified Gross in one. Another seven buildings post no asking rent; those landlords quote on request. Full Service includes operating costs and utilities, NNN adds taxes, insurance and common-area costs on top, and Modified Gross splits them, so compare total occupancy cost, not the headline rate.
How much space does a medical practice need in Irvine Business Complex?
About 385 to 600 rentable square feet per exam room. That's 350 to 500 usable square feet (the room plus its share of waiting, work areas, storage, restrooms and halls), and leases are quoted in rentable square feet, which run 10% to 20% above usable in multi-tenant medical buildings. In Irvine Business Complex, the listed spaces break down as 6 for 1 to 2 rooms, 10 for 3 to 4, 8 for 5 to 7, 6 for 8 to 12 and 4 for 13 or more.
Which hospitals are near Irvine Business Complex?
Foothill Regional Medical Center is the closest hospital, 3.4 miles from the center of the Irvine Business Complex trade area. Also within 5 miles: Hoag Orthopedic Institute, Irvine, 3.4 miles; Coastal Communities Hospital, Santa Ana, 3.9 miles. Distances are straight-line miles from the Census Bureau geocode of each hospital's address on the CMS hospital list.
How current is the Irvine Business Complex availability?
It's from the September 2026 survey of medical office availability. Spaces lease and asking terms change between monthly pulls, so current availability, rent and tenant improvement allowance are confirmed with each landlord before any tour.
Send me what fits in Irvine Business Complex
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Your advisor
Jamal Brown
Real Estate Broker · CA DRE #01780052
Jamal has spent more than 23 years in commercial real estate and has negotiated and audited more than 1,000 leases. He represents medical practices as tenants and buyers, never landlords, across Los Angeles, Orange County, San Diego and the Inland Empire. Every request sent through this site gets a reply within one business day.
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